2243 W Gueneveres Way · Post Falls, ID 83854

$99,500

3 bd · 2.0 ba · 938 sqft · Manufactured · 2 Days on market

Built 1992

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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 MLS

Need an affordable home with plenty of room for everyone? Trying to find something with a fenced dog yard and spacious storage? How about something with a master bedroom suite? Would you like an updated kitchen and all matching appliances? What if there was a community clubhouse AND a community pool? What if it was right in town in a convenient location, in a meticulously maintained park WITH affordable lot rent of $450 a month?! Look no further! This home is the one you have been waiting for! Owner is willing to consider financing with large enough down payment

Key facts

• Functional kitchen
• Community pool
• Community clubhouse

Tags

• POST FALLS LOCATION
• CAMELOT ESTATES COMMUNITY
• FUNCTIONAL KITCHEN
• STORAGE SHED
• COMMUNITY CLUBHOUSE
• COMMUNITY POOL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation; Built as a manufactured structure
• Exterior features: Landscaped lot; Private maintained road

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Electric heating; Baseboard heat
• Interior features: Electric water heater; No basement (crawl space)
• Laundry & utility: Electric dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 16.3% 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; 2 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 $688 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 18y ago; this cycle's ask has dropped $26k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $99,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.93% ✓
• Cap rate: 16.28%
• Cash-on-cash: 35.68%
• DSCR: 2.59
• GRM: 4.3

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: 29.6%
• Equity multiple: 2.21×
• Total profit: $33,731
• Equity at exit: $14,836

10-year hold

• IRR: 36.0%
• Equity multiple: 4.08×
• Total profit: $85,769
• Equity at exit: $8,603

Cash invested: $27,860 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,919 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $828

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 52%

Sensitivity live

Price	-10% $897	-5% $863	+0% $828	+5% $794	+10% $760
Rent	-10% $677	-5% $752	+0% $828	+5% $904	+10% $980
Rate	-1.0pp $878	-0.5pp $854	base $828	+0.5pp $803	+1.0pp $776

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3446 Lilac Ct Unit 3446C Post Falls, ID	3.0	1.5	1100	$1,595	$1.45	13d	1	0.76mi
848 N Chase Rd #205 Post Falls, ID	2.0	2.0	1044	$1,750	$1.68	13d	1	0.93mi

Listing history 45 events

1. 2026-06-19
   days on market $99,500 Active 2 DOM
2. 2026-06-17
   days on marketlisting id $99,500 Active 1 DOM
3. 2026-06-15
   days on market $99,500 Active 98 DOM
4. 2026-06-14
   days on market $99,500 Active 96 DOM
5. 2026-06-13
   days on market $99,500 Active 95 DOM
6. 2026-06-10
   days on market $99,500 Active 93 DOM
7. 2026-06-09
   days on market $99,500 Active 92 DOM
8. 2026-06-08
   days on market $99,500 Active 91 DOM
9. 2026-06-07
   days on market $99,500 Active 90 DOM
10. 2026-06-05
    days on market $99,500 Active 87 DOM
11. 2026-06-03
    days on market $99,500 Active 86 DOM
12. 2026-06-02
    pricedays on market $99,500 Active 85 DOM
13. 2026-06-01
    days on market $116,000 Active 84 DOM
14. 2026-05-31
    days on market $116,000 Active 83 DOM
15. 2026-05-30
    days on market $116,000 Active 82 DOM
16. 2026-04-27
    price $116,000
17. 2026-03-09
    listed $125,000 Active
18. 2024-04-17
    status Active
19. 2024-04-12
    status Pending
20. 2024-03-18
    price $129,900
21. 2024-02-22
    listed $134,000 Active
22. 2022-07-14
    soldstatus
23. 2022-06-28
    status Pending 568-char remark

    Show marketing remark (568 chars)

    Need an affordable home with plenty of room for everyone? Trying to find something with a fenced dog yard and spacious storage? How about something with a master bedroom suite? Would you like an updated kitchen and all matching appliances? What if there was a community clubhouse AND a community pool? What if it was right in town in a convenient location, in a meticulously maintained park WITH affordable lot rent of $450 a month?! Look no further! This home is the one you have been waiting for! Owner is willing to consider financing with large enough down payment

24. 2022-06-16
    price $129,000 568-char remark

    Show marketing remark (568 chars)

    Need an affordable home with plenty of room for everyone? Trying to find something with a fenced dog yard and spacious storage? How about something with a master bedroom suite? Would you like an updated kitchen and all matching appliances? What if there was a community clubhouse AND a community pool? What if it was right in town in a convenient location, in a meticulously maintained park WITH affordable lot rent of $450 a month?! Look no further! This home is the one you have been waiting for! Owner is willing to consider financing with large enough down payment

25. 2022-05-12
    price $149,000 568-char remark

    Show marketing remark (568 chars)

    Need an affordable home with plenty of room for everyone? Trying to find something with a fenced dog yard and spacious storage? How about something with a master bedroom suite? Would you like an updated kitchen and all matching appliances? What if there was a community clubhouse AND a community pool? What if it was right in town in a convenient location, in a meticulously maintained park WITH affordable lot rent of $450 a month?! Look no further! This home is the one you have been waiting for! Owner is willing to consider financing with large enough down payment

26. 2022-03-18
    listed $159,900 Active 568-char remark

    Show marketing remark (568 chars)

    Need an affordable home with plenty of room for everyone? Trying to find something with a fenced dog yard and spacious storage? How about something with a master bedroom suite? Would you like an updated kitchen and all matching appliances? What if there was a community clubhouse AND a community pool? What if it was right in town in a convenient location, in a meticulously maintained park WITH affordable lot rent of $450 a month?! Look no further! This home is the one you have been waiting for! Owner is willing to consider financing with large enough down payment

27. 2022-03-17
    listed $129,000
28. 2022-03-01
    historical
29. 2022-03-01
    listed $95,000
30. 2021-09-01
    listed $115,000 Active
31. 2020-07-17
    status Pending
32. 2020-07-12
    historical Active - Backup Offers Accepted
33. 2020-07-10
    price $49,900
34. 2020-06-20
    price $59,900
35. 2020-06-06
    status Active
36. 2020-06-03
    status Pending
37. 2020-05-19
    listed $62,000 Active
38. 2013-06-12
    historical
39. 2013-06-12
    historical
40. 2012-11-26
    soldstatus
41. 2012-10-10
    listed $23,900
42. 2009-06-02
    soldstatus
43. 2009-03-02
    listed $25,000
44. 2008-11-06
    listed $18,900
45. 2008-07-03
    listed $18,900

ⓘ 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: $23,026
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$2,895
• Taxable income: $8,884
• Est. tax owed @ 24.0%: −$2,132
• After-tax cash flow: $7,807/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

• Census place: Post Falls, ID
• 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

+513.8% since first listed

30 events — show timeline

• 2026-04-27 Price Changed $116,000 CDAMLS
• 2026-03-09 Listed $125,000 CDAMLS
• 2024-04-17 Relisted — CDAMLS
• 2024-04-12 Pending — CDAMLS
• 2024-03-18 Price Changed $129,900 CDAMLS
• 2024-02-22 Listed $134,000 CDAMLS
• 2022-07-14 Sold (MLS) — SELMLS
• 2022-06-28 Pending — CDAMLS
• 2022-06-16 Price Changed $129,000 CDAMLS
• 2022-05-12 Price Changed $149,000 CDAMLS
• 2022-03-18 Listed $159,900 CDAMLS
• 2022-03-17 Listed $129,000 SELMLS
• 2022-03-01 Delisted — CDAMLS
• 2022-03-01 Listed $95,000 CDAMLS
• 2021-09-01 Listed $115,000 CDAMLS
• 2020-07-17 Pending — CDAMLS
• 2020-07-12 Contingent — CDAMLS
• 2020-07-10 Price Changed $49,900 CDAMLS
• 2020-06-20 Price Changed $59,900 CDAMLS
• 2020-06-06 Relisted — CDAMLS
• 2020-06-03 Pending — CDAMLS
• 2020-05-19 Listed $62,000 CDAMLS
• 2013-06-12 Delisted — CDAMLS
• 2013-06-12 Delisted — CDAMLS
• 2012-11-26 Sold (MLS) — CDAMLS
• 2012-10-10 Listed $23,900 CDAMLS
• 2009-06-02 Sold (MLS) — CDAMLS
• 2009-03-02 Listed $25,000 CDAMLS
• 2008-11-06 Listed $18,900 CDAMLS
• 2008-07-03 Listed $18,900 CDAMLS