111 Gun Club Rd #27 · Dover, ID 83860

$88,000

3 bd · 2.0 ba · 1,848 sqft · SingleFamily · 9 Days on market

Built 1978 Fair 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
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a well maintained home that feels very private. Located in Hidden Pines Mobile Home Park, this spot is a Gardner's delight, and sits on the outside loop which is quiet and treed. The home has an addition off the living room which provides extra cozy space and lots of interior light. The manufactured home is not real property. Buyer receives a title. A lease in the Park requires preapproval by the management. The homesite is nicely arranged with gardens and a sitting area. Huge Pine Trees provide comfortable shade. The garden beds are ready. Gun Club Road is a county maintained road and the Park maintains all the interior roads. You are close to lots of amenities, Schweitzer and publ

Key facts

• Built 1978
• Listed 8 days

Property features AI

Finance

• Other: No common walls
• Financial info: Tax info available (details excluded per instructions)
• HOA & community: Association fees cover grounds maintenance, sewer, snow removal, and water

Exterior

• Parking: Parking details not provided
• Security: No specific security features listed
• Utilities: Shared well water; Septic tank / private sewer; Road access via gravel and dirt; Private maintained road
• Home design: Manufactured home; Single-story (manufactured); Fleetwood make and model
• Construction: Wood siding; Aluminum siding; Aluminum roof; Crawl space foundation (see remarks)
• Exterior features: Garden; Open porch; Landscaped lot; Level lot; Southern exposure

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 3 main-level bathrooms
• Heating & cooling: Electric heating; Forced air; Heat pump; Furnace; Central air conditioning
• Interior features: Washer hookup; Washer; Electric dryer; Electric water heater; Microwave; Refrigerator; Electric range
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Electric dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 12.9% vs local median 0.0% in Dover — 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 66/100 on livability (#108 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Lake Pend Oreille School District (town): math 46% / reading 60% proficiency, ranked #22 of 92 in ID (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sandpoint Middle School (math 51% / reading 65%, grade B, #12 of 109 statewide, top 10%, 514 students, 32% FRL).
• Market conditions: 211 active listings in the ZIP; 147 units permitted in Bonner County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $88,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.57% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.66%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $600,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Robin Dr	0.37mi	3/2.0	1,872 (+1%)	13mo	$609,000	$325	70
339 Jerrys Way	0.32mi	3/2.0	2,100 (+14%)	6mo	$429,000	$204	57
1900 Spades Rd	0.74mi	3/2.0	1,780 (-4%)	22mo	$599,000	$337	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.68×
• Total profit: $16,709
• Equity at exit: $13,121

10-year hold

• IRR: 25.4%
• Equity multiple: 3.21×
• Total profit: $54,485
• Equity at exit: $7,609

Cash invested: $24,640 (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 83860

• Home prices YoY: -18.8%
• Active inventory: 211
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $486

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 60%

Sensitivity live

Price	-10% $547	-5% $516	+0% $486	+5% $455	+10% $425
Rent	-10% $377	-5% $431	+0% $486	+5% $541	+10% $595
Rate	-1.0pp $530	-0.5pp $508	base $486	+0.5pp $463	+1.0pp $440

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $88,000 Active 9 DOM
2. 2026-06-21
   days on market $88,000 Active 8 DOM
3. 2026-06-19
   days on market $88,000 Active 6 DOM
4. 2026-06-18
   days on market $88,000 Active 5 DOM
5. 2026-06-17
   days on market $88,000 Active 4 DOM
6. 2026-06-16
   days on market $88,000 Active 3 DOM
7. 2026-06-15
   days on market $88,000 Active 2 DOM
8. 2026-06-14
   remarks 699-char remark
9. 2026-06-14
   listed $88,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,619
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$2,560
• Taxable income: $4,710
• Est. tax owed @ 24.0%: −$1,130
• After-tax cash flow: $4,700/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

Fair 45/100 Moderate rehab

This home requires moderate repairs and updates to improve its condition and value. The exterior and interior need freshening up, and the kitchen and bathrooms require modernization.

Repairs flagged

• Moderate Deck — Visible wear and tear
• Moderate Landscaping — Overgrown and unkempt
• Moderate Kitchen appliances — Dated and possibly not functioning
• Moderate Bathroom fixtures — Dated and possibly not functioning
• Moderate Flooring — Worn and possibly unsafe

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace curtains — Freshens up the interior and adds value
• Both Replace flooring — Improves safety and adds value
• Both Replace kitchen appliances — Modernizes the space and adds value
• Both Replace bathroom fixtures — Modernizes the space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Visible wear and tear	Moderate	$3,000–15,000
Landscaping · Overgrown and unkempt	Moderate	$3,000–15,000
Kitchen appliances · Dated and possibly not functioning	Moderate	$3,000–15,000
Bathroom fixtures · Dated and possibly not functioning	Moderate	$3,000–15,000
Flooring · Worn and possibly unsafe	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace curtains — Freshens up the interior and adds value ↑
• Both Replace flooring — Improves safety and adds value ↑
• Both Replace kitchen appliances — Modernizes the space and adds value ↑
• Both Replace bathroom fixtures — Modernizes the space and adds value ↑

ⓘ 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: Lake Pend Oreille School District
• NCES district ID: 1600002
• Math proficiency: 46% ▬ 0.00%
• Reading proficiency: 60% ▲ 1.00%
• Median HH income: $44,357
• Composite: 44.68/100
• National rank: #2759
• State rank: #22 of 92 in ID

Livability — Dover

• Score: 66/100
• State rank: #108
• US rank: #11788

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 130
• Population (ZIP): 7,953

Population outlook (Bonner County) Hauer SSP2

• Today (2025): 43,740 people
• By 2030: 44,203 · +1.1%
• By 2040: 43,936 · +0.4%
• By 2050: 42,871 · -2.0%
• By 2075: 41,254 · -5.7%
• By 2100: 39,074 · -10.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 5% Portuguese 4% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · German/W. Germanic 4% Spanish 2%

Political lean MEDSL · Bonner

• 2024 margin: Solid R (+46.1) · D 25.8% · R 71.9% · Other 2.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -16.9pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+36.8 2016: R+30.2 2012: R+26.2 2008: R+16.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.51%
• Current HPI: 283.9023
• Rent YoY: —
• Metro: —
• 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

• 2026-06-13 Listed $88,000 CDAMLS