1356 N Highway 41 #6 · Post Falls, ID 83854

$65,000

2 bd · 2.0 ba · 924 sqft · SingleFamily · 77 Days on market

Built 1977 Good condition Est $125k · 48% under ↓ 18% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Nicely remodeled 2 bed / 2 bath home in the Chateau Manufacture Home Park. Move-in ready! Many Big Ticket updates have been completed on this cozy home. New plumbing throughout, roof has been sealed with Thermoplastic Membrane in 2025, kitchen remodeled, new vinyl flooring, updated bathrooms, new light fixtures. Chateau lot rent is $845/mo and includes water, sewer & garbage. Located across from the park's open space and central to Post Falls' amenities. Can be Rental Income!

Key facts

• New plumbing
• Remodeled kitchen
• Sealed roof

Tags

• REMODELED HOME
• NEW PLUMBING
• SEALED ROOF
• REMODELED KITCHEN
• NEW VINYL FLOORING
• UPDATED BATHROOMS

Property features AI

Finance

• Other: No additional financial amenities listed
• Financial info: Tax details available but excluded
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home; Single-story (manufactured); Located on a private-maintained, paved road; Entry on main level
• Construction: Aluminum siding; Metal roof; Pillar/post/pier foundation; Built as a manufactured structure
• Exterior features: Covered porch; Exterior lighting; Shed(s); Level lot

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator not listed
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Electric forced-air furnace
• Interior features: Washer hookup; Electric water heater
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$124,740) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $903 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 2.63% ✓
• Cap rate: 22.97%
• Cash-on-cash: 59.57%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $124,740
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1356 N Highway 41 Trlr 30	0.08mi	2/1.0	924 (0%)	4mo	$65,000	$70	88
4470 E 16th Ave #26	0.20mi	2/1.0	924 (0%)	8mo	$87,000	$94	80
1356 N Highway 41 #62	0.08mi	3/1.0 (+1)	924 (0%)	12mo	$42,000	$45	77
4470 16th Ave #11	0.21mi	3/2.0 (+1)	924 (0%)	22mo	$125,000	$135	67
1356 N Highway 41 #77	0.12mi	3/1.0 (+1)	909 (-2%)	21mo	$75,000	$83	65
1045 N Townsend Loop	0.46mi	2/1.5	906 (-2%)	13mo	$390,000	$430	63
1356 N Highway 41 #33	0.38mi	2/1.0	980 (+6%)	16mo	$64,000	$65	54
4879 E 16th Ave #19	0.46mi	3/2.0 (+1)	1,056 (+14%)	7mo	$148,999	$141	44
3400 E Jordan Dr	0.49mi	2/1.0	840 (-9%)	23mo	$330,000	$393	39
822 N Kimberly Ln	0.55mi	3/1.0 (+1)	1,035 (+12%)	13mo	$260,000	$251	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 56.5%
• Equity multiple: 3.44×
• Total profit: $44,423
• Equity at exit: $9,692

10-year hold

• IRR: 60.9%
• Equity multiple: 6.63×
• Total profit: $102,487
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $903

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 42%

Sensitivity live

Price	-10% $948	-5% $926	+0% $903	+5% $881	+10% $859
Rent	-10% $768	-5% $836	+0% $903	+5% $971	+10% $1,039
Rate	-1.0pp $936	-0.5pp $920	base $903	+0.5pp $887	+1.0pp $869

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	22d	1	0.56mi
4185 E Poleline Ave Post Falls, ID	1.0–3.0	1.0–2.0	1125	$1,822	$1.62	22d	19	0.77mi
3011 N Charleville Rd Post Falls, ID	1.0–3.0	1.0–2.0	990	$1,670	$1.69	14d	4	0.85mi
3698 E Hope Ave Post Falls, ID	2.0–3.0	2.0	1175	$1,795	$1.53	14d	6	1.19mi
1812 E Coeur D Alene Ave Post Falls, ID	3.0	2.0	1122	$1,895	$1.69	22d	1	1.41mi

Listing history 25 events

1. 2026-06-19
   days on market $65,000 Active 77 DOM
2. 2026-06-18
   days on market $65,000 Active 76 DOM
3. 2026-06-17
   days on market $65,000 Active 75 DOM
4. 2026-06-16
   days on market $65,000 Active 74 DOM
5. 2026-06-15
   days on market $65,000 Active 73 DOM
6. 2026-06-14
   days on market $65,000 Active 71 DOM
7. 2026-06-13
   days on market $65,000 Active 70 DOM
8. 2026-06-10
   days on market $65,000 Active 68 DOM
9. 2026-06-09
   days on market $65,000 Active 67 DOM
10. 2026-06-08
    days on market $65,000 Active 66 DOM
11. 2026-06-07
    days on market $65,000 Active 65 DOM
12. 2026-06-05
    days on market $65,000 Active 62 DOM
13. 2026-06-03
    days on market $65,000 Active 61 DOM
14. 2026-06-02
    days on market $65,000 Active 60 DOM
15. 2026-06-01
    days on market $65,000 Active 59 DOM
16. 2026-05-31
    days on market $65,000 Active 58 DOM
17. 2026-05-30
    days on market $65,000 Active 57 DOM
18. 2026-04-27
    price $65,000
19. 2026-04-03
    listed $69,900 Active
20. 2026-03-13
    price $69,900
21. 2026-03-13
    price $74,000
22. 2026-03-13
    price $69,900
23. 2026-02-26
    price $74,000
24. 2026-01-28
    price $78,500
25. 2025-11-18
    listed $79,000 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: $20,547
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$1,891
• Taxable income: $10,428
• Est. tax owed @ 24.0%: −$2,503
• After-tax cash flow: $8,339/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready home has been well-maintained and updated with new cabinets, countertops, appliances, and flooring. It's located in a desirable park with amenities and low maintenance costs.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping and fence maintenance — Improves curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and fence maintenance — Improves curb appeal and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-17.7% since first listed

8 events — show timeline

• 2026-04-27 Price Changed $65,000 CDAMLS
• 2026-04-03 Listed $69,900 CDAMLS
• 2026-03-13 Price Changed $69,900 CDAMLS
• 2026-03-13 Price Changed $74,000 CDAMLS
• 2026-03-13 Price Changed $69,900 CDAMLS
• 2026-02-26 Price Changed $74,000 CDAMLS
• 2026-01-28 Price Changed $78,500 CDAMLS
• 2025-11-18 Listed $79,000 CDAMLS