3075 E Collingwood Ave · Post Falls, ID 83854

$99,900

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 28 Days on market

Built 1979 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
• 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
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled and completely move in ready 3 bed, 2 bath home located in desirable Lucky Pines Park! This home has been thoughtfully updated throughout with new flooring, an all new kitchen, beautifully remodeled bathrooms, and fresh modern finishes that make it feel bright, clean, and welcoming from the moment you walk in. Spacious layout with great natural light and functional living spaces perfect for everyday living or entertaining. Conveniently located close to shopping, restaurants, schools, parks, and everything Post Falls has to offer while still tucked into a quiet community with low lot rent. Affordable, updated, and turnkey homes like this are hard to find. Come see it be

Key facts

• Remodeled
• New kitchen
• New flooring

Tags

• REMODELED
• MOVE IN READY
• NEW FLOORING
• NEW KITCHEN
• REMODELED BATHROOMS
• NATURAL LIGHT

Property features AI

Exterior

• Utilities: Public water; Community sewer; Cable TV available
• Home design: Manufactured home
• Construction: Aluminum siding; Metal roof; Block foundation; Built as a manufactured structure
• Exterior features: Covered patio; Back yard fencing; Open, level lot; Shed(s)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate; Carpet
• Bathrooms: 3 bathrooms on the main level
• Heating & cooling: Natural gas furnace with forced air; Central air conditioning
• Interior features: Disposal; Carpet and laminate flooring; No basement
• Laundry & utility: Washer; Electric dryer (electric dryer hookup); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.0% 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; 9 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 $691 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

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.90% ✓
• Cap rate: 16.05%
• Cash-on-cash: 34.84%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $358,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 N Cambie St	0.13mi	3/2.0	1,050 (-4%)	3mo	$85,000	$81	84
160 N Cambie St	0.09mi	3/1.5	980 (-11%)	2mo	$110,000	$112	74
1903 E Strand Ave	0.55mi	2/2.0 (-1)	1,152 (+5%)	2mo	$359,900	$312	60
1907 E Strand Ave	0.53mi	3/2.0	1,188 (+8%)	6mo	$380,000	$320	57
828 N Doryport Ct	0.68mi	3/2.0	1,192 (+8%)	3mo	$389,000	$326	52
1609 E Park Ln	0.74mi	3/2.0	1,000 (-9%)	3mo	$384,000	$384	48
1710 E 1st Ave	0.55mi	2/1.0 (-1)	1,000 (-9%)	3mo	$305,000	$305	48
316 S Ross Point Rd	0.66mi	3/2.0	1,204 (+10%)	10mo	$435,000	$361	45
218 S Sunset Dr	0.75mi	3/2.0	1,232 (+12%)	1mo	$425,000	$345	44
1613 E Park Ln	0.71mi	3/2.0	988 (-10%)	7mo	$379,000	$384	44
822 N Kimberly Ln	0.67mi	3/1.0	1,035 (-6%)	13mo	$260,000	$251	44
1611 E 2nd Ave	0.71mi	3/1.0	936 (-15%)	10mo	$365,000	$390	30

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: 28.6%
• Equity multiple: 2.17×
• Total profit: $32,665
• Equity at exit: $14,895

10-year hold

• IRR: 35.1%
• Equity multiple: 3.99×
• Total profit: $83,620
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $812

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 52%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1812 E Coeur D Alene Ave Post Falls, ID	3.0	2.0	1122	$1,895	$1.69	20d	1	0.51mi
1090 N Cecil Rd Post Falls, ID	3.0	1.0–2.0	914	$1,795	$1.96	20d	1	0.81mi
366 N Bay St Post Falls, ID	2.0	2.0	815	$1,400	$1.72	13d	1	0.86mi
366 N Bay St Unit D13 Post Falls, ID	2.0	2.0	815	$1,400	$1.72	20d	1	0.89mi
1449 N Moonstone St Post Falls, ID	3.0	2.0	1206	$2,400	$1.99	13d	1	1.04mi
1124 E 4th Ave Post Falls, ID	3.0	1.0–2.0	870	$1,875	$2.16	13d	17	1.16mi
4130 E 16th Ave Post Falls, ID	2.0–3.0	2.0	1330	$1,740	$1.31	13d	2	1.28mi
910 E 4th Ave Post Falls, ID	1.0–3.0	1.0–2.0	884	$1,815	$2.05	13d	8	1.35mi
705 E 2nd Ave Unit 101 Post Falls, ID	2.0	1.0	844	$1,505	$1.78	13d	1	1.46mi

Listing history 18 events

1. 2026-06-19
   pricedays on market $99,900 Active 28 DOM
2. 2026-06-18
   days on market $108,000 Active 27 DOM
3. 2026-06-17
   days on market $108,000 Active 26 DOM
4. 2026-06-16
   days on market $108,000 Active 25 DOM
5. 2026-06-15
   days on market $108,000 Active 24 DOM
6. 2026-06-14
   days on market $108,000 Active 22 DOM
7. 2026-06-13
   days on market $108,000 Active 21 DOM
8. 2026-06-10
   days on market $108,000 Active 19 DOM
9. 2026-06-09
   days on market $108,000 Active 18 DOM
10. 2026-06-08
    days on market $108,000 Active 17 DOM
11. 2026-06-07
    days on market $108,000 Active 16 DOM
12. 2026-06-05
    days on market $108,000 Active 13 DOM
13. 2026-06-03
    days on market $108,000 Active 12 DOM
14. 2026-06-02
    days on market $108,000 Active 11 DOM
15. 2026-06-01
    days on market $108,000 Active 10 DOM
16. 2026-05-31
    days on market $108,000 Active 9 DOM
17. 2026-05-30
    days on market $108,000 Active 8 DOM
18. 2026-05-22
    listed $108,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 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: $22,824
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$2,906
• Taxable income: $8,672
• Est. tax owed @ 24.0%: −$2,081
• After-tax cash flow: $7,665/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 · 30 photos

Good 75/100 Cosmetic rehab

This move-in ready home in Lucky Pines Park has been thoughtfully updated with new flooring, kitchen, and bathrooms, making it a great investment opportunity.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value.
• Rental Clean gutters — Keeps property in good condition and prevents water damage.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value. ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage. ↑

ⓘ 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

• 2026-05-22 Listed $108,000 CDAMLS