Jacob Grant Property Management Kit cover photo

High Quality Property Management in Pocatello’s Highland Neighborhood

We’re asking you to invest in your Highland rental property investment.

Partner with the Jacob Grant Property Management team, and you’ll find there’s a big difference between managing a property passively and making active moves to increase its performance and profitability.

We work with real estate investors to improve their properties, raise their prices, and focus on better tenant quality to achieve results that meet and exceed the investment goals they’ve set.

Our approach is to lease, manage, and maintain your properties as if each one is a small business.

Leave the strategizing and the execution to us. We take care of every detail, providing service, support, and vision. Contact us to learn more.

Let’s Make More Money with Highland Real Estate Investments

Partner with Jacob Grant When You’re Ready to Do
More with Your Highland Rentals in Pocatello, Idaho

From proactive maintenance to property improvements, innovative marketing to automated tenant screening, our management process is based on local market knowledge, industry experience, and the best technology available to property managers. Working with us provides you with a competitive advantage you can’t find elsewhere.

Low-Vacancy Leasing

We reduce vacancy rates and attract higher-quality tenants thanks to our understanding of local market trends, pricing strategies, and tenant needs. Expect effective marketing, thorough applications, and automated screening that’s objective and consistent.

Once a tenant is approved, we handle the move-in inspection to document property conditions and we share our expectations with your new tenant as they sign the lease and pay the move-in funds. This streamlined, steady service from us maximizes rental income by avoiding an expensive and frustrating vacancy.

Focused Management

Highland property management is transparent, trustworthy, and full-service, meeting the unique needs of every investor we work with. Whether it’s multiple units or an entire building, we’re going to get a sense of your investment goals, your challenges, and your successes before we craft a management plan that we know will work for you.

It’s more than collecting rent, enforcing the lease, and providing reliable accounting reports. Our management approach takes the entire investment portfolio into condition, looking for ways that owners can earn more and spend less.

Timely Maintenance

Maintaining your property has a major impact on what it earns. From prioritizing preventative maintenance over emergency repairs to conducting inspections that help to avoid deferred repairs, a strong maintenance response will ensure your investment remains in excellent condition and growing in value.

Part of the maintenance plan at Jacob Grant is to watch for opportunities to make improvements. An energy-efficient appliance or new lighting can have a dramatic effect on rental value, tenant satisfaction, and property appreciation.

Why Are You Investing?

Jacob Grant has a pioneering approach to property management, and it may speak to you if you are a property owner who:

  • Invests for financial independence
  • Wants a hands-off approach to the operational management of their investments
  • Trusts the experience and expertise of their management partner
  • Looks for good data and professional advice before making a decision

Let’s succeed together. Work with Jacob Grant Property Management in Highland and Pocatello.

Choose the Pricing Package that Fit Your Needs

Full Service Management

%10/of Monthly Rent
  • Leasing Fee - $0
  • Rent Assessment
  • Marketing the Property
  • Finding Tenants
  • Tenant Screening
  • Renewal of Lease - $100
  • Pet Screening
  • Full Legal Compliance
  • Convenient Rent Payments
  • Accounting
  • Property Maintenance Coordination
  • Rent Collection
  • Eviction Process Handling
  • Property Accounting and Reporting
  • Monthly Owner Statements
  • Property Evaluations
  • Owner and Tenant Portals
  • Tenant Maintenance System
Free Rental Assessment
pocatello section

Investing in Highland? We’re Your Best Management Resource

At Jacob Grant Property Management, we understand the unique needs of our owners, whether they’re new to being a landlord or experienced investors building an enviable portfolio. We’ll help you find the perfect investment property in Highland. And then, we’ll professionally manage it for you to our own high standards.

Contact us today and we’ll talk about your potential in the Highland market.

Getting To Know Pocatello’s Highland Neighborhood

We find Highland on the eastern edge of Pocatello, where sweeping views of the city and the nearby mountains are just one of the great reasons to live, work, or invest in this area. There’s a strong sense of community in Highland, and a lot of opportunity for investors.

Quality Real Estate

Higher property prices reflect the quality of construction and the desirability of the location. Highland real estate investors can count on high rents and growing property values.

Amenity-Rich Location

Highland is a Pocatello neighborhood known for its proximity to key amenities such as the Portneuf Wellness Complex, Bannock County Event Center, and Highland Golf Course.

Rental Potential

With continued development and a commitment to maintaining property values through protective covenants, the Highland neighborhood stands out as a smart investment choice in the Pocatello real estate market.

Frequently Asked Questions

Do you offer discounts for multiproperty portfolios?

Yes, there is typically a discount for multiple properties. Other factors included are the condition of the property, type, location and owner goals. Pricing for 3 to 19 units is 8%. For over 20 units pricing is based on the investor’s goals and the property. This can be discussed with our team and many have found our multi-family rates to be very competitive. There is a completely different management structure and pricing schedule for apartment communities that are above 100 units.

What do you do when a tenant moves out?

When we receive a 30 day notice for a tenant to move out, we begin marketing immediately. This increased exposure substantially decreases vacancy periods (we average 3-4% vacancy rate).

The business day after the tenant moves out, we have a move out inspection. The move out inspection includes a detailed report along with a video. Repairs, housekeeping, and carpet cleaning are scheduled immediately. A short make ready period is important in order to make walk throughs available as soon as possible.

The move out process includes a detailed financial statement to the tenant that moved out detailing any charges for items that are above “normal wear and tear” as defined by the Idaho Landlord Tenant Handbook.

What do you do if a tenant does not pay rent?

We serve a 3 day pay or quit notice as provided by Idaho Law. If we have not received rent within 3 days, we provide the landlord with recommendations to move forward to evict. This process is streamlined to leave you to make the decision but out of the process.

What do you do with late fees?

Late fees require owners to wait for their funds and property managers to chase tenants for rent. Therefore they are split 50-50.

Should I allow pets in my rental property?

Pets are a difficult decision. They have the potential to do serious damage, but if you refuse them you are removing approximately 60% of the market. Typically, our recommendation is to allow pets and remediate the risk by holding a larger deposit. The deposit is based on carpet replacement cost. Pets present the most risk to carpets.

Even if you decide to accept pets there is a list of pets that are not allowed because our liability policy and most policies held by owners have exclusions with these dogs. To see a list of the breeds, you can click on application requirements in the prospective tenant section on pocatello-propertymanagement.com.

Jacob Grant has a pet application process and scoring system that measures potential risk of the pet and cost risk if the pet does damage. There is additional deposit to help reduce this exposure.

*Fair housing requires that service animals are allowed even in “no-pet” housing. Charging additional rent or security deposit for a service animal is illegal. If someone has a service animal and completes the appropriate paperwork you will be notified.

What about utilities?

Utilities will be addressed when you sign a contract with Jacob Grant Property Management. A landlord agreement will be created by the owner and listed as follows:

    Owner’s name or company name
    c/o Jacob Grant Property Management
    490 Park Ave, Suite 1
    Idaho Falls, ID 83402

These agreements decrease the cost of turning utilities on and off and greatly reduces the risk of frozen pipes during the winter.

How do you handle “bad tenants?”

When a tenant violates the lease, we follow up with a lease violation. This is a form that outlines the violation and references the portion of the lease that is violated. There is an associated fee and sometimes follow up interior or exterior inspection depending on the violation.

Sometimes a neighbor will know about a violation before we do. In the case that we receive information from a neighbor, we follow up with verification of the violation.

What types of properties do you manage?

We manage single family homes, apartment complexes, 4-plexes, duplexes, condos, and townhomes. In addition, we manage apartment communities.

What are your certifications?

We are highly involved with the National Association for Residential Property Managers (NARPM) and attend national conferences to facilitate ongoing education and stay up-to-date with industry best practices.

We are also highly involved with the Institute of Real Estate Management (IREM). This is a highly respected property management education system which offers certifications such as the Accredited Residential Manager (ARM) or the elite Certified Property Manager (CPM).

Jacob Grant encourages all staff to take IREM classes through pay increase incentive and scholarship support for financial help. We currently have one CPM on staff and others that are on their way. We believe education increases our ability to meet owner’s goals, increases our professionalism and maximize our potential.

How do you collect and store security deposits?

Security deposits are collected in guaranteed funds prior to tenants receiving keys to the property. Security deposit funds are considered tenant funds until move out therefore the funds are held in a separate escrow account. This account is verified and reconciled twice per month. At move out, the funds are dispersed to pay qualified repairs and cleaning or dispersed back to the tenant according to the lease and Idaho State Law.

What is the approval process for maintenance?

Property managers are required to have written permission in order to complete maintenance over a dollar amount. (See contract. It is typically $350.) The exclusion to this is emergencies or health and safety concerns. Examples include a flooding basement or non-functioning heat during subfreezing temperatures. Owners will still see communication, but if we cannot contact you, the work will still be scheduled in order to keep the tenants safe.

What are the contract cancellation terms?

We guarantee your satisfaction. There is no fee for cancellation. The contract can be canceled with 30 days of written notice.

When do you pay owners?

Funds are dispersed to owners on the 15th of every month. In the event that the 15th is a weekend or a holiday, funds will be dispersed on the following regular bank day. All funds are dispersed via ACH into a checking account of your choice.

What accounting do you offer?

Monthly accounting is provided to owners after funds are dispersed on the 15th. You will see line item by line item income and expenses on your monthly report. You will receive a copy of paid invoices as well as your monthly reserve balance. Additional reporting can be requested. All 1099s are paid out annually to vendors on behalf of owners. Year-end statements are provided to owners for tax purposes.

Do you provide access to online financial statements?

Owners have an “Owner’s Portal” in which they can view all of their financial statements at any time. Sensitive financial information is protected by a secure connection. The secure connection uses AES_256_CBC, which is a 256 bit encryption.

How long will it take to rent my property?

There are many factors that go into renting your property

Price
When rental properties are over-priced they typically do not rent quickly.

Cleanliness and repair
Rental properties that are clean and in good repair show better and therefore rent more quickly.

Season
There are not as many people looking for rental properties in winter months. This smaller pool of renters reduces the speed with which properties rent.

During the spring and summer, when rent is set correctly, properties will typically rent within 14 days of being advertised. Many times if we are marketing vacancies while the previous tenants are still living in them, they rent even more quickly.

Note: Jacob Grant Property Management uses Lease Targeting as much as possible. Lease Targeting means we change the lease end dates according to the season. If we are marketing a rental property in November we will try for a shorter term lease, and sometimes we are even able to secure 15-18 month leases. Though this is not always possible, Lease Targeting reduces your overall vacancy.

What services are outsourced?

All housekeeping, handyman repairs, plumbing, electrical, and other services to your property are outsourced. We use multiple companies in each area as this increases speed and quality of work. This reduces property vacancy.

Every company is required to sign a contract, provide proof of liability insurance and workers compensation and show consistent professionalism with tenants. They are also required to provide quality repairs consistent with pricing.

We typically don’t go with the very cheapest service in town as the long term results are not beneficial to properties or owners, and typically increase liability risk in the case of injury or damages.

What is the average length of tenancy?

There is a lot of variability in length of tenancy. Typically there are shorter occupancy periods in studios and 1 bedroom apartments and in homes that rent for more than $1300. Our average occupancies are between 12 and 18 months. The longest occupancy periods tend to be associated with properties that are between $700 and $1200. We see occupancies that last 2-3 years regularly. We have seen tenants live in a studio apartment for 10 years, and we have had people live in a 6000 sqft home for 2 months. These situations are atypical and not the rule.

What rent collection options do you offer tenants?

Tenants can pay with credit card, debit card, or ACH payment through their online portal. This “no-cash” policy protects your funds.

How many tenants have you evicted in the last year?

Our eviction rate for tenants that we place is less than 1%. For properties that we manage after someone else has placed the tenants the eviction rate can be as high as 10% depending on the screening procedures used prior to our management.

Good Reasons to Work with Jacob Grant Property Management

We Help You Build Wealth

We’ve spent years leading investors to financial independence. Our professional team is working to improve your cash flow and increase your property values.

We Balance Service with Accountability

We treat tenants as loyal customers, and we make sure they know they’re valued. This never interferes with our ability to hold them accountable to the lease agreement.  

We Are Always Thinking Ahead

The minor upgrades and mini renovations we recommend today will increase rents and retain tenants later.

Take a Peek at Our Best Practices:

  • Transparent utility charges
  • Preventative maintenance
  • Detailed accounting reports
  • Responsive communication
  • Equity evaluations twice a year

We’ll prepare you for the expenses that come with owning Highland investment properties. You can expect strategic plans and careful budgets, leading to predictable and impressive returns.

living room with a fireplace

Your Highland Rental Property is a Business.
Let’s Run it Like One.

We’re a little different.
At Jacob Grant, property management is about achieving higher earnings and less stress.
Properties managed by our team are in high demand and bring in the best rents.

This is because our approach to property and investment management is built off the idea that you’re investing to make money. Renting out homes is good business, when it’s done well.

We do it well, and we take it seriously. Find out how we’ll apply our business strategies to your specific investment portfolio. Talk to us about your property and we’ll give you a FREE management kit that details our plan for your Highland investments.

Request a Management Agreement

Read Our Success Stories

“I’ve worked with Jacob Grant property management for several years now and they have been a great partner. They think of the things that I don’t have time to think of. They come to me when we need to make bigger investments in my property, but most of the time, they just handle the issues that come up. Their team is proactive with their communication and if I reach out, they are responsive to my inquiries. I strongly recommend Jacob Grant for anyone looking for a good property manager.” – Mark A.

“Jacob Grant representatives have always been very prompt and courteous in all my dealings with them. Most recently Jorge has gone above and beyond.” – Ryan A.

“I’ve had a great experience investing through Jacob Grant. I get regular updates on how things are going that are complete and thorough. They are looking at the long term through their expertise. I’ve been investing with them for around 5 years now.” – Brian D.

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IREM logo
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Contact Us at Jacob Grant

If you’re ready to partner up with us, or if you still have questions, give us a call here: (208) 297-2722. You can also visit us at 1175 Call Creek Dr #100, Pocatello, ID 83201. Alternatively, you can fill out the form on the right.

However you choose to contact us, we’ll be happy to respond to you quickly.

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