900 N Idaho St Unit 107 · Post Falls, ID 83854

$95,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 53 Days on market

Built 1991

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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

Well maintained, very clean, Single Wide located in River City Village, a 55 + Community, Covered Porch, Vaulted Ceilings, Breakfast Bar, Central Air, Gas forced air. Large Shed. Quiet street, Walking distance to shopping.

Key facts

• Garage
• Built 1991
• Listed 52 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $657 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.64% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.04%
• DSCR: 2.16
• GRM: 5.1

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: 18.0%
• Equity multiple: 1.71×
• Total profit: $19,010
• Equity at exit: $14,165

10-year hold

• IRR: 25.3%
• Equity multiple: 3.05×
• Total profit: $54,507
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $577

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 58%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1170 E Mullan Ave #203 Post Falls, ID	1.0	1.0	800	$1,495	$1.87	21d	1	0.23mi
910 E 4th Ave Post Falls, ID	1.0–3.0	1.0–2.0	884	$1,635	$1.85	13d	8	0.44mi
1124 E 4th Ave Post Falls, ID	3.0	1.0–2.0	870	$1,688	$1.94	13d	17	0.53mi
117 E 14th Ave Unit 4 Post Falls, ID	2.0	1.0	1000	$1,295	$1.29	13d	1	0.58mi
310 E Railroad Ave Unit E101 Post Falls, ID	2.0	2.0	1005	$1,630	$1.62	13d	1	0.60mi
312 E Railroad Ave Post Falls, ID	1.0–2.0	1.0–2.0	966	$1,630	$1.69	13d	3	0.61mi
306 E Railroad Ave Unit D202 Post Falls, ID	2.0	2.0	1035	$1,510	$1.46	21d	1	0.62mi
705 E 2nd Ave Unit 101 Post Falls, ID	2.0	1.0	844	$1,505	$1.78	13d	1	0.67mi
608 E 2nd Ave Unit 203 Post Falls, ID	2.0	1.0	874	$1,490	$1.70	13d	1	0.71mi
214 E 3rd Ave Post Falls, ID	2.0	1.0–2.0	768	$1,665	$2.17	13d	7	0.74mi
366 N Bay St Unit D13 Post Falls, ID	2.0	2.0	815	$1,400	$1.72	21d	1	0.76mi
1800 N Spokane St Unit F18 Post Falls, ID	2.0	1.0	875	$1,400	$1.60	21d	1	0.77mi
366 N Bay St Post Falls, ID	2.0	2.0	815	$1,400	$1.72	13d	1	0.78mi
2008 N Catherine St Unit B Post Falls, ID	2.0	1.0	1000	$1,495	$1.50	21d	1	0.93mi
848 N Chase Rd #205 Post Falls, ID	2.0	2.0	1044	$1,750	$1.68	13d	1	0.99mi
2201 N Spokane St Unit 4 Post Falls, ID	2.0	1.0	900	$1,195	$1.33	13d	1	1.01mi
1812 E Coeur D Alene Ave Post Falls, ID	3.0	2.0	1122	$1,895	$1.69	21d	1	1.07mi

Listing history 29 events

1. 2026-06-19
   days on market $95,000 Active 53 DOM
2. 2026-06-18
   days on market $95,000 Active 52 DOM
3. 2026-06-17
   days on market $95,000 Active 51 DOM
4. 2026-06-16
   days on market $95,000 Active 50 DOM
5. 2026-06-15
   days on market $95,000 Active 49 DOM
6. 2026-06-14
   days on market $95,000 Active 47 DOM
7. 2026-06-13
   days on market $95,000 Active 46 DOM
8. 2026-06-10
   days on market $95,000 Active 44 DOM
9. 2026-06-09
   days on market $95,000 Active 43 DOM
10. 2026-06-08
    days on market $95,000 Active 42 DOM
11. 2026-06-07
    days on market $95,000 Active 41 DOM
12. 2026-06-05
    days on market $95,000 Active 38 DOM
13. 2026-06-03
    days on market $95,000 Active 37 DOM
14. 2026-06-02
    days on market $95,000 Active 36 DOM
15. 2026-06-01
    days on market $95,000 Active 35 DOM
16. 2026-05-31
    days on market $95,000 Active 34 DOM
17. 2026-05-30
    days on market $95,000 Active 33 DOM
18. 2026-04-13
    status Pending
19. 2026-03-12
    listed $95,000 Active
20. 2025-10-17
    listed $95,000 Active
21. 2025-04-12
    status Pending 222-char remark

    Show marketing remark (222 chars)

    Well maintained, very clean, Single Wide located in River City Village, a 55 + Community, Covered Porch, Vaulted Ceilings, Breakfast Bar, Central Air, Gas forced air. Large Shed. Quiet street, Walking distance to shopping.

22. 2025-04-01
    price $93,000 222-char remark

    Show marketing remark (222 chars)

    Well maintained, very clean, Single Wide located in River City Village, a 55 + Community, Covered Porch, Vaulted Ceilings, Breakfast Bar, Central Air, Gas forced air. Large Shed. Quiet street, Walking distance to shopping.

23. 2025-03-06
    listed $108,000 Active 222-char remark

    Show marketing remark (222 chars)

    Well maintained, very clean, Single Wide located in River City Village, a 55 + Community, Covered Porch, Vaulted Ceilings, Breakfast Bar, Central Air, Gas forced air. Large Shed. Quiet street, Walking distance to shopping.

24. 2018-10-05
    soldstatus Closed
25. 2018-09-26
    status Pending
26. 2018-09-06
    listed $53,000 Active
27. 2016-12-30
    soldstatus
28. 2016-12-15
    listed $28,000
29. 2003-11-04
    soldstatus

ⓘ 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: $18,741
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$2,764
• Taxable income: $5,757
• Est. tax owed @ 24.0%: −$1,382
• After-tax cash flow: $5,545/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

+239.3% since first listed

12 events — show timeline

• 2026-04-13 Pending — CDAMLS
• 2026-03-12 Listed $95,000 CDAMLS
• 2025-10-17 Listed $95,000 CDAMLS
• 2025-04-12 Pending — CDAMLS
• 2025-04-01 Price Changed $93,000 CDAMLS
• 2025-03-06 Listed $108,000 CDAMLS
• 2018-10-05 Sold (MLS) — CDAMLS
• 2018-09-26 Pending — CDAMLS
• 2018-09-06 Listed $53,000 CDAMLS
• 2016-12-30 Sold (MLS) — CDAMLS
• 2016-12-15 Listed $28,000 CDAMLS
• 2003-11-04 Sold (MLS) — CDAMLS