2058 W Lady Anne Way · Post Falls, ID 83854

$147,900

3 bd · 2.0 ba · 924 sqft · SingleFamily · 29 Days on market

Built 1994 Good condition 5,227 sqft lot Est $122k · 21% over

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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 +26.2/30.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this 3-bedroom, 2-bathroom home, offering a perfect blend of modern upgrades and functional living space. Every detail has been refreshed to provide a move-in-ready experience. Enjoy peace of mind with brand-new windows, roof, and siding that offer excellent natural light and energy efficiency. Fresh flooring spans the main living areas, complemented by plush, new carpet in the bedrooms. Designed for the culinary enthusiast, the kitchen features a complete suite of stainless steel appliances, ample counter space, a new, beautifully crafted backsplash, and a layout that makes meal preparation seamless. The standout feature is the primary bathroom, which has been transformed i

Key facts

• Brand new roof
• Brand new siding
• Brand new windows

Tags

• BRAND NEW WINDOWS
• BRAND NEW ROOF
• BRAND NEW SIDING
• STAINLESS STEEL APPLIANCES
• CUSTOM TILED SHOWER

Property features AI

Finance

• HOA & community: Association covers grounds maintenance, sewer, snow removal, trash, and water

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home
• Construction: Wood siding; Metal roof; See remarks for foundation details; Built as manufactured construction
• Exterior features: Lawn; Shed(s); Level lot; Public view

Interior

• Kitchen: Fully equipped kitchen with electric range, microwave, dishwasher, refrigerator, and garbage disposal
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Luxury vinyl plank (LVP)
• Bathrooms: 3 bathrooms on the main level
• Heating & cooling: Electric forced-air heating
• Interior features: Dishwasher; Garbage disposal; Microwave; Refrigerator; Electric range
• Laundry & utility: Washer and electric dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $146k (1.5% below list) — sets the bar for market timing.
• 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $1k 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

• It's been on market 29 days — a 2% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,681 (1.5% below list)

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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $121,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2315 W Lady Anne Way	0.16mi	2/2.0 (-1)	924 (0%)	0mo	$119,900	$130	87
2217 W Lady Anne Way	0.10mi	3/1.0	924 (0%)	10mo	$121,900	$132	83
980 N Haven Ct	0.38mi	3/1.0	924 (0%)	12mo	$79,000	$85	69
731 N Elm Rd #12	0.52mi	3/2.0	924 (0%)	9mo	$80,000	$87	68
837 N Lancelot Ln	0.04mi	3/2.0	1,040 (+13%)	11mo	$115,000	$111	68
731 N Elm Rd #7	0.49mi	3/2.0	924 (0%)	12mo	$125,000	$135	67
1439 W Caboose Ct	0.48mi	2/1.0 (-1)	920 (-0%)	5mo	$112,000	$122	64
2165 W Linda Way	0.21mi	2/1.0 (-1)	986 (+7%)	9mo	$329,000	$334	62
3063 W Craig Ave	0.63mi	2/1.0 (-1)	908 (-2%)	2mo	$385,000	$424	57
3107 W Craig Ave	0.65mi	2/1.0 (-1)	904 (-2%)	2mo	$380,000	$420	55
494 N Wylder Lp	0.74mi	3/2.0	1,000 (+8%)	2mo	$388,500	$389	50
1280 W Iron Horse Cir	0.46mi	2/2.0 (-1)	1,050 (+14%)	7mo	$89,900	$86	45

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,706
• Equity at exit: $22,052

10-year hold

• IRR: 6.2%
• Equity multiple: 1.43×
• Total profit: $17,829
• Equity at exit: $12,788

Cash invested: $41,412 (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: $1,769 medium
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,218/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $376

Break-even live

Break-even rent $1,294

Max offer price $147,900

Occupancy floor 74%

Sensitivity live

Price	-10% $478	-5% $427	+0% $376	+5% $325	+10% $274
Rent	-10% $236	-5% $306	+0% $376	+5% $446	+10% $516
Rate	-1.0pp $450	-0.5pp $413	base $376	+0.5pp $337	+1.0pp $298

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: $36,975
• Closing costs: $4,437
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
848 N Chase Rd #205 Post Falls, ID	2.0	2.0	1044	$1,750	$1.68	14d	1	0.85mi
3446 Lilac Ct Unit 3446C Post Falls, ID	3.0	1.5	1100	$1,595	$1.45	14d	1	0.86mi
117 E 14th Ave Unit 4 Post Falls, ID	2.0	1.0	1000	$1,295	$1.29	14d	1	1.44mi
214 E 3rd Ave Post Falls, ID	2.0	1.0–2.0	768	$1,665	$2.17	14d	7	1.50mi

Listing history 18 events

1. 2026-06-19
   days on market $147,900 Active 29 DOM
2. 2026-06-18
   days on market $147,900 Active 28 DOM
3. 2026-06-17
   days on market $147,900 Active 27 DOM
4. 2026-06-16
   days on market $147,900 Active 26 DOM
5. 2026-06-15
   days on market $147,900 Active 25 DOM
6. 2026-06-14
   days on market $147,900 Active 23 DOM
7. 2026-06-13
   days on market $147,900 Active 22 DOM
8. 2026-06-10
   days on market $147,900 Active 20 DOM
9. 2026-06-09
   days on market $147,900 Active 19 DOM
10. 2026-06-08
    days on market $147,900 Active 18 DOM
11. 2026-06-07
    days on market $147,900 Active 17 DOM
12. 2026-06-05
    days on market $147,900 Active 14 DOM
13. 2026-06-03
    days on market $147,900 Active 13 DOM
14. 2026-06-02
    days on market $147,900 Active 12 DOM
15. 2026-06-01
    days on market $147,900 Active 11 DOM
16. 2026-05-31
    days on market $147,900 Active 10 DOM
17. 2026-05-30
    days on market $147,900 Active 9 DOM
18. 2026-05-20
    listed $147,900 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: $21,234
• − Mortgage interest: −$8,285
• − Property taxes: −$2,218
• − Insurance: −$740
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$4,303
• Taxable income: $2,291
• Est. tax owed @ 24.0%: −$550
• After-tax cash flow: $3,960/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 · 28 photos

Good 80/100 Cosmetic rehab

This move-in-ready home features modern upgrades and fresh finishes, making it an excellent investment opportunity with a good condition score of 80.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability.
• Both Upgrading window treatments — Enhances energy efficiency and aesthetic appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability. ↑
• Both Upgrading window treatments — Enhances energy efficiency and aesthetic appeal. ↑

ⓘ 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

• 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

1 event — show timeline

• 2026-05-20 Listed $147,900 CDAMLS