2217 W Jester Way · Post Falls, ID 83854

$125,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 5 Days on market

Built 2001

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Why this score? — see what drove the C+ 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Nicely maintained single wide in Camelot Estates. Home features a cozy wood burning stove and spacious kitchen. Refrigerator, gas stove/oven, 2 window a/c units and washer and dryer included in the sale. Fully fenced yard with storage shed and over-sized covered front porch.

Key facts

• Versatile she shed
• Large patio
• Manicured yard

Tags

• FULLY REMODELED INTERIOR
• MANICURED YARD
• LARGE PATIO
• VERSATILE SHE SHED
• CLUBHOUSE WITH SWIMMING POOL
• PLAYGROUND

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable TV available
• Home design: Manufactured home; Fleetwood make/model; Composition roof; Block foundation
• Construction: T1-11 exterior siding
• Exterior features: Covered porch; Landscaped, level lot; Full fencing; Storage structure; Property has a view

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher; Disposal
• Flooring: LVP flooring
• Bathrooms: Three main-level bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Cable internet available; Washer hookup; Crawl space (no basement)
• Laundry & utility: Washer; Gas dryer; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.3% 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; 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $125,000

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: 1.19% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.0

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,809
• Equity at exit: $18,638

10-year hold

• IRR: 5.8%
• Equity multiple: 1.40×
• Total profit: $13,984
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $309

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $396	-5% $352	+0% $309	+5% $266	+10% $223
Rent	-10% $192	-5% $251	+0% $309	+5% $368	+10% $426
Rate	-1.0pp $372	-0.5pp $341	base $309	+0.5pp $277	+1.0pp $244

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-06
   status Pending
2. 2026-05-01
   listed $125,000 Active
3. 2019-03-20
   soldstatus Closed 275-char remark

   Show marketing remark (275 chars)

   Nicely maintained single wide in Camelot Estates. Home features a cozy wood burning stove and spacious kitchen. Refrigerator, gas stove/oven, 2 window a/c units and washer and dryer included in the sale. Fully fenced yard with storage shed and over-sized covered front porch.

4. 2019-03-08
   status Pending 275-char remark

   Show marketing remark (275 chars)

   Nicely maintained single wide in Camelot Estates. Home features a cozy wood burning stove and spacious kitchen. Refrigerator, gas stove/oven, 2 window a/c units and washer and dryer included in the sale. Fully fenced yard with storage shed and over-sized covered front porch.

5. 2019-02-20
   listed $44,000 Active 275-char remark

   Show marketing remark (275 chars)

   Nicely maintained single wide in Camelot Estates. Home features a cozy wood burning stove and spacious kitchen. Refrigerator, gas stove/oven, 2 window a/c units and washer and dryer included in the sale. Fully fenced yard with storage shed and over-sized covered front porch.

ⓘ 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: $17,818
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$3,636
• Taxable income: $1,829
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $3,271/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

+184.1% since first listed

5 events — show timeline

• 2026-05-06 Pending — CDAMLS
• 2026-05-01 Listed $125,000 CDAMLS
• 2019-03-20 Sold (MLS) — CDAMLS
• 2019-03-08 Pending — CDAMLS
• 2019-02-20 Listed $44,000 CDAMLS