4470 E 16th Ave Trlr 32 · Post Falls, ID 83854

$160,000

4 bd · 2.0 ba · 1,904 sqft · SingleFamily · 20 Days on market

Built 1985 Good condition

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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

Rare opportunity to own a large 4-bedroom, 2-bath mobile home in Post Falls at an affordable price point. With approximately 1,900 square feet, this move-in ready home has seen extensive updates including new plumbing, drywall, subfloor, flooring, paint, furnace, water heater, showers, toilets, plumbing fixtures, and insulation underneath the home. Features include central air conditioning, a smart thermostat, and a true master suite with a walk-in closet. Conveniently located on the outskirts of Post Falls with quick access to town, the freeway, and Coeur d'Alene. Home can be moved.

Key facts

• True master suite
• Walk-in closet
• Large mobile home

Tags

• LARGE MOBILE HOME
• EXTENSIVE UPDATES
• CENTRAL AIR CONDITIONING
• SMART THERMOSTAT
• TRUE MASTER SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: No common walls (detached/no shared walls)
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not specified
• Security: No specific security features listed
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story (manufactured); Entry on main level; Facing direction: not specified
• Construction: T1-11 and frame construction; Composition roof; Pillar/post/pier foundation; Built as a manufactured structure
• Exterior features: Lawn; Open, level lot; Paved road access

Interior

• Kitchen: Dishwasher; Electric water heater
• Bedrooms: 4 main-level bedrooms
• Flooring: Carpet; Luxury vinyl plank (LVP)
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Forced air heating; Natural gas and electric heating options; Central air conditioning
• Interior features: High-speed internet available; Washer hookup
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 6 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).
• This rent runs 32% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $157,600 (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: 1.38% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.27%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $584,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1490 N Glasgow Dr	0.35mi	4/3.0	1,956 (+3%)	1mo	$525,000	$268	74
4313 E Seneca Ct	0.38mi	4/2.0	1,985 (+4%)	2mo	$644,900	$325	74
4594 E Savea Ln	0.13mi	3/2.0 (-1)	1,687 (-11%)	0mo	$732,167	$434	70
1358 N Ewell Ct	0.51mi	4/2.5	1,947 (+2%)	2mo	$599,900	$308	68
4550 E Savea Ln	0.16mi	3/2.0 (-1)	2,189 (+15%)	3mo	$779,900	$356	60
1052 N Monarch Ave	0.61mi	3/2.0 (-1)	1,920 (+1%)	7mo	$399,900	$208	59
4621 E Fennec Fox Ln	0.68mi	4/2.0	1,869 (-2%)	9mo	$547,500	$293	58
1638 N Havichur LP	0.53mi	4/2.5	2,120 (+11%)	4mo	$649,999	$307	51
4808 E Alopex Ln	0.70mi	4/2.5	2,080 (+9%)	0mo	$568,000	$273	50
1124 N Monarch Ave	0.62mi	4/1.5	1,672 (-12%)	9mo	$420,000	$251	41
4713 E Fennec Fox Ln	0.67mi	4/2.5	2,189 (+15%)	8mo	$575,000	$263	35
540 St Andrews Pl	0.67mi	3/2.5 (-1)	2,178 (+14%)	8mo	$1,175,000	$539	31

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: 6.9%
• Equity multiple: 1.26×
• Total profit: $11,789
• Equity at exit: $23,857

10-year hold

• IRR: 14.8%
• Equity multiple: 2.11×
• Total profit: $49,825
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $645

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 66%

Sensitivity live

Price	-10% $755	-5% $700	+0% $645	+5% $589	+10% $534
Rent	-10% $470	-5% $557	+0% $645	+5% $732	+10% $820
Rate	-1.0pp $725	-0.5pp $685	base $645	+0.5pp $603	+1.0pp $561

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4130 E 16th Ave Post Falls, ID	2.0–3.0	2.0	1330	$1,740	$1.31	14d	2	0.28mi
4185 E Poleline Ave Post Falls, ID	1.0–3.0	1.0–2.0	1125	$2,095	$1.86	22d	19	0.66mi
1090 N Cecil Rd Post Falls, ID	3.0	1.0–2.0	914	$1,795	$1.96	22d	1	0.82mi
5072 E Hope Ave Post Falls, ID	2.0–5.0	2.0–3.0	1760	$2,762	$1.57	14d	2	1.11mi
3698 E Hope Ave Post Falls, ID	2.0–3.0	2.0	1175	$1,995	$1.70	14d	6	1.14mi
4340 N Donovan Ln Post Falls, ID	4.0	2.5	1872	$2,650	$1.42	22d	1	1.50mi

Listing history 18 events

1. 2026-06-19
   days on market $160,000 Active 20 DOM
2. 2026-06-18
   days on market $160,000 Active 19 DOM
3. 2026-06-17
   days on market $160,000 Active 18 DOM
4. 2026-06-16
   days on market $160,000 Active 17 DOM
5. 2026-06-15
   days on market $160,000 Active 16 DOM
6. 2026-06-14
   days on market $160,000 Active 14 DOM
7. 2026-06-13
   remarks 590-char remark
8. 2026-06-13
   pricedays on market $160,000 Active 13 DOM
9. 2026-06-10
   days on market $170,000 Active 11 DOM
10. 2026-06-09
    days on market $170,000 Active 10 DOM
11. 2026-06-08
    days on market $170,000 Active 9 DOM
12. 2026-06-07
    days on market $170,000 Active 8 DOM
13. 2026-06-05
    days on market $170,000 Active 5 DOM
14. 2026-06-03
    days on market $170,000 Active 4 DOM
15. 2026-06-02
    days on market $170,000 Active 3 DOM
16. 2026-06-01
    days on market $170,000 Active 2 DOM
17. 2026-05-31
    remarks 571-char remark
18. 2026-05-31
    listed $170,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,589
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$4,655
• Taxable income: $5,518
• Est. tax owed @ 24.0%: −$1,324
• After-tax cash flow: $6,413/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 undergone extensive updates, including new flooring, paint, and appliances, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Upgrading lighting fixtures — Improves ambiance and energy efficiency
• Both Adding smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Upgrading lighting fixtures — Improves ambiance and energy efficiency ↑
• Both Adding smart home features — Enhances convenience and marketability ↑

ⓘ 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

1 event — show timeline

• 2026-05-30 Listed $170,000 CDAMLS