116 N Woolsey Ct · Post Falls, ID 83854

$125,000

3 bd · 2.0 ba · 1,643 sqft · Manufactured · 103 Days on market

Built 2000

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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

Feels like you're in the woods, but only minutes from the services. new flooring throughout most of the home with all new interior paint. Beautiful wood fireplace, vaulted ceilings , large open kitchen with island & bar. Spacious master with walk-in closet, jacuzzi tub,large shower surrounded ,& double sinks. Ceiling fan in living area and all bedrooms. Great laundry area with lots of cupboards and storage closet. Separate building with work bench, vice shelving ,lighting and commercial size freezer. Separate garden shed. Large deck in front (partly covered)plus deck in back. Buy must be approved by Lucky Pines Mgr. Lot rent 315/mo. and includes water ,sewer and garbage.

Key facts

• Open floor plan
• Walk-in closet
• Large living room

Tags

• DOUBLE WIDE MANUFACTURED HOME
• CORNER LOT
• OPEN FLOOR PLAN
• WALK-IN CLOSET
• JETTED TUB
• LARGE LIVING ROOM

Property features AI

Finance

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

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable TV
• Home design: Manufactured home; Palm Harbor make and model; Composition roof; Concrete perimeter and pillar/post/pier foundation; Corner lot on a cul-de-sac; Paved road; private maintained road
• Construction: Hardboard exterior
• Exterior features: Open deck; Fire pit; Rain gutters; Back yard fencing; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 3 main level bedrooms
• Flooring: Laminate; Carpet
• Bathrooms: 2 main level bathrooms
• Heating & cooling: Electric heating; Forced air furnace; Wood heating (fireplace); Fireplace(s)
• Interior features: Cable internet available; Fireplace; Jetted tub
• Laundry & utility: Electric dryer hookup; Electric dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 7 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 $864 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $45k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.65% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.37%
• DSCR: 2.17
• GRM: 5.0

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: 18.4%
• Equity multiple: 1.73×
• Total profit: $25,601
• Equity at exit: $18,638

10-year hold

• IRR: 25.7%
• Equity multiple: 3.08×
• Total profit: $72,939
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $769

Break-even live

Break-even rent $1,093

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	21d	1	0.53mi
1090 N Cecil Rd Post Falls, ID	3.0	1.0–2.0	914	$1,795	$1.96	21d	1	0.88mi
1449 N Moonstone St Post Falls, ID	3.0	2.0	1206	$2,400	$1.99	13d	1	1.11mi
1124 E 4th Ave Post Falls, ID	3.0	1.0–2.0	870	$1,875	$2.16	13d	17	1.18mi
4130 E 16th Ave Post Falls, ID	2.0–3.0	2.0	1330	$1,740	$1.31	13d	2	1.34mi
896 E Railroad Ave Post Falls, ID	3.0	2.5	1781	$2,575	$1.45	21d	1	1.36mi
910 E 4th Ave Post Falls, ID	1.0–3.0	1.0–2.0	884	$1,815	$2.05	13d	8	1.37mi

Listing history 27 events

1. 2026-06-19
   days on market $125,000 Active 103 DOM
2. 2026-06-18
   price $125,000 Active 102 DOM
3. 2026-06-18
   days on market $134,000 Active 102 DOM
4. 2026-06-17
   days on market $134,000 Active 101 DOM
5. 2026-06-17
   price $134,000 Active 100 DOM
6. 2026-06-16
   days on market $139,500 Active 100 DOM
7. 2026-06-15
   days on market $139,500 Active 99 DOM
8. 2026-06-14
   days on market $139,500 Active 97 DOM
9. 2026-06-13
   days on market $139,500 Active 96 DOM
10. 2026-06-10
    days on market $139,500 Active 94 DOM
11. 2026-06-09
    days on market $139,500 Active 93 DOM
12. 2026-06-09
    price $139,500 Active 92 DOM
13. 2026-06-08
    days on market $143,000 Active 92 DOM
14. 2026-06-07
    pricedays on market $143,000 Active 91 DOM
15. 2026-06-05
    days on market $145,000 Active 88 DOM
16. 2026-06-03
    days on market $145,000 Active 87 DOM
17. 2026-06-02
    days on market $145,000 Active 86 DOM
18. 2026-06-01
    days on market $145,000 Active 85 DOM
19. 2026-05-31
    pricestatusdays on market $145,000 Active 84 DOM
20. 2026-05-15
    status Pending
21. 2026-04-30
    price $150,000
22. 2026-03-10
    price $160,000
23. 2026-02-20
    listed $170,000 Active
24. 2015-06-19
    soldstatus 687-char remark

    Show marketing remark (687 chars)

    Feels like you're in the woods, but only minutes from the services. new flooring throughout most of the home with all new interior paint. Beautiful wood fireplace, vaulted ceilings , large open kitchen with island & bar. Spacious master with walk-in closet, jacuzzi tub,large shower surrounded ,& double sinks. Ceiling fan in living area and all bedrooms. Great laundry area with lots of cupboards and storage closet. Separate building with work bench, vice shelving ,lighting and commercial size freezer. Separate garden shed. Large deck in front (partly covered)plus deck in back. Buy must be approved by Lucky Pines Mgr. Lot rent 315/mo. and includes water ,sewer and garbage.

25. 2015-05-15
    listed $58,000 687-char remark

    Show marketing remark (687 chars)

    Feels like you're in the woods, but only minutes from the services. new flooring throughout most of the home with all new interior paint. Beautiful wood fireplace, vaulted ceilings , large open kitchen with island & bar. Spacious master with walk-in closet, jacuzzi tub,large shower surrounded ,& double sinks. Ceiling fan in living area and all bedrooms. Great laundry area with lots of cupboards and storage closet. Separate building with work bench, vice shelving ,lighting and commercial size freezer. Separate garden shed. Large deck in front (partly covered)plus deck in back. Buy must be approved by Lucky Pines Mgr. Lot rent 315/mo. and includes water ,sewer and garbage.

26. 2009-08-26
    soldstatus 395-char remark

    Show marketing remark (395 chars)

    Feel like you're in the woods, but only minutes from services. All new carpet throughout, new vinyl in baths, freshly painted! Cozy wood fireplace, open floor plan, kitchen island, jacuzzi tub in master suite, walk-in closet, great storage shed (could be kid's playhouse), large decks, fenced back yard. Buyer must be approved by Lucky Pines Mgr. Lot rent $275/mo. inc. water, sewer, garbage

27. 2009-02-26
    listed $65,900 395-char remark

    Show marketing remark (395 chars)

    Feel like you're in the woods, but only minutes from services. All new carpet throughout, new vinyl in baths, freshly painted! Cozy wood fireplace, open floor plan, kitchen island, jacuzzi tub in master suite, walk-in closet, great storage shed (could be kid's playhouse), large decks, fenced back yard. Buyer must be approved by Lucky Pines Mgr. Lot rent $275/mo. inc. water, sewer, garbage

ⓘ 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: $24,803
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$3,636
• Taxable income: $7,696
• Est. tax owed @ 24.0%: −$1,847
• After-tax cash flow: $7,381/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

+127.6% since first listed

8 events — show timeline

• 2026-05-15 Pending — CDAMLS
• 2026-04-30 Price Changed $150,000 CDAMLS
• 2026-03-10 Price Changed $160,000 CDAMLS
• 2026-02-20 Listed $170,000 CDAMLS
• 2015-06-19 Sold (MLS) — CDAMLS
• 2015-05-15 Listed $58,000 CDAMLS
• 2009-08-26 Sold (MLS) — CDAMLS
• 2009-02-26 Listed $65,900 CDAMLS