4470 E 16th Ave Trlr 29 · Post Falls, ID 83854

$70,000

2 bd · 1.0 ba · 684 sqft · Manufactured · 109 Days on market

Built 1972 ↓ 8% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Owner financing available with only $500 a month payments! Fully remodeled 2 bedroom, 1 bathroom mobile home on leased land in one of the best parks in Post Falls. The interior has been updated with LVP flooring, granite countertops, a tiled shower, stainless steel appliances, and a Trex deck out front. This is one of the best locations in the park, offering views of the park and tennis courts across the street while providing added privacy. A storage shed out back and additional storage in the laundry room (washer and dryer included) offer extra convenience. Move in right away or use it as a rental investment opportunity.

Key facts

• Lvp flooring
• Granite countertops
• Tiled shower

Tags

• REMODELED MOBILE HOME
• LVP FLOORING
• GRANITE COUNTERTOPS
• TILED SHOWER
• STAINLESS STEEL APPLIANCES
• TREX DECK

Property features AI

Finance

• Other: No common walls (standalone unit)
• Financial info: Tax details withheld (financial figures excluded)
• HOA & community: Has association

Exterior

• Parking: No specific parking information provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Electric power
• Home design: Mobile home; Single-story (main level living implied)
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built area approximately 684 total building area
• Exterior features: Level lot; Shed(s); Paved road with private maintenance

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Bedrooms: 2 main-level bedrooms
• Flooring: LVP
• Bathrooms: 1 main-level bathroom
• Heating & cooling: Electric heating; Cadet heater
• Interior features: LVP flooring; No basement (crawl space)
• Laundry & utility: Washer; Electric dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 2.2% in Post Falls — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 88/100 on livability (#1 in ID, #198 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+.
• Post Falls District (suburban): math 43% / reading 56% proficiency, ranked #31 of 92 in ID (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 625 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,606 units permitted in Kootenai County in 2024 (154 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kootenai County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.20% ✓
• Cap rate: 18.85%
• Cash-on-cash: 44.86%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.46% rent growth · sell at horizon

5-year hold

• IRR: 40.2%
• Equity multiple: 2.68×
• Total profit: $32,998
• Equity at exit: $10,437

10-year hold

• IRR: 45.8%
• Equity multiple: 5.06×
• Total profit: $79,573
• Equity at exit: $6,052

Cash invested: $19,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 91 Strongly Landlord-Friendly
• State Idaho: 91 Strongly Landlord-Friendly · R+18
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; minimal tenant protections.

Methodology + full state rankings →

ZIP-level market 83854

• Rents YoY: 1.5%
• Active inventory: 625
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $733

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 47%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 N Cecil Rd Post Falls, ID	3.0	1.0–2.0	914	$1,602	$1.75	21d	1	0.75mi

Listing history 28 events

1. 2026-06-15
   status $70,000 Pending 109 DOM
2. 2026-06-15
   days on market $70,000 Active 109 DOM
3. 2026-06-14
   days on market $70,000 Active 107 DOM
4. 2026-06-13
   days on market $70,000 Active 106 DOM
5. 2026-06-10
   days on market $70,000 Active 104 DOM
6. 2026-06-09
   days on market $70,000 Active 103 DOM
7. 2026-06-08
   days on market $70,000 Active 102 DOM
8. 2026-06-07
   days on market $70,000 Active 101 DOM
9. 2026-06-05
   days on market $70,000 Active 98 DOM
10. 2026-06-03
    days on market $70,000 Active 97 DOM
11. 2026-06-02
    days on market $70,000 Active 96 DOM
12. 2026-06-01
    days on market $70,000 Active 95 DOM
13. 2026-05-31
    days on market $70,000 Active 94 DOM
14. 2026-05-30
    days on market $70,000 Active 93 DOM
15. 2026-04-03
    price $78,000
16. 2026-03-06
    historical $1,495
17. 2026-02-26
    listed $79,000 Active
18. 2026-02-10
    listed $1,495
19. 2025-11-04
    price $79,000
20. 2025-10-29
    price $88,500
21. 2025-09-17
    listed $92,500 Active
22. 2024-01-24
    listed $95,000 Active
23. 2024-01-19
    listed $95,000 Active
24. 2021-11-19
    status Pending
25. 2021-11-18
    price $69,900
26. 2021-11-12
    price $74,900
27. 2021-11-06
    price $79,900
28. 2021-10-30
    listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,478
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$2,036
• Taxable income: $8,164
• Est. tax owed @ 24.0%: −$1,959
• After-tax cash flow: $6,833/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Post Falls District
• NCES district ID: 1602670
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 56% ▬ 0.00%
• Median HH income: $49,504
• Composite: 42.27/100
• National rank: #3268
• State rank: #31 of 92 in ID

Livability — Post Falls

• Score: 88/100
• State rank: #1
• US rank: #198

Category grades

Amenities B+ Commute A+ Cost of living B- Crime A+ Employment B Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kootenai County · 146,553 people
• City population: 54,851
• Metro: Coeur d'Alene, ID
• Population (ZIP): 54,851
• Household income: $82,742
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1218.0

Population outlook (Kootenai County) Hauer SSP2

• Today (2025): 177,692 people
• By 2030: 190,689 · +7.3%
• By 2040: 214,704 · +20.8%
• By 2050: 236,510 · +33.1%
• By 2075: 285,984 · +60.9%
• By 2100: 316,459 · +78.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 6% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 4% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Kootenai

• 2024 margin: Solid R (+51.9) · D 22.9% · R 74.8% · Other 2.2%
• 2008→2024 swing: -25.6pp toward R · 2008: -26.3pp · 2024: -51.9pp
• All cycles: 2024: R+51.9 2020: R+42.9 2016: R+42.5 2012: R+34.3 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -259.70%
• Current HPI: 259.7767
• Rent YoY: ▲ 1.46%
• Metro: Coeur d'Alene, ID
• State GDP YoY: ▲ 4.51%
• F500 in state: 6

Industry mix (Fortune 500 HQ in ID)

Industry	F500 HQs	Revenue
▸Retail	1	$79B
▸Technology	1	$25B
▸Food / Agriculture	1	$6B

Price history

-8.2% since first listed

14 events — show timeline

• 2026-04-03 Price Changed $78,000 CDAMLS
• 2026-03-06 Rental Removed $1,495 APPFOLIO
• 2026-02-26 Listed $79,000 CDAMLS
• 2026-02-10 Listed for Rent $1,495 APPFOLIO
• 2025-11-04 Price Changed $79,000 CDAMLS
• 2025-10-29 Price Changed $88,500 CDAMLS
• 2025-09-17 Listed $92,500 CDAMLS
• 2024-01-24 Listed $95,000 SELMLS
• 2024-01-19 Listed $95,000 CDAMLS
• 2021-11-19 Pending — CDAMLS
• 2021-11-18 Price Changed $69,900 CDAMLS
• 2021-11-12 Price Changed $74,900 CDAMLS
• 2021-11-06 Price Changed $79,900 CDAMLS
• 2021-10-30 Listed $85,000 CDAMLS