111 Gun Club Rd. #27 Rd · Dover, ID 83860

$88,000

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 25 Days on market

Built 1978

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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 +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

• Extra cozy space
• Garden beds ready
• Sitting area

Tags

• ADDITION OFF THE LIVING ROOM
• EXTRA COZY SPACE
• LOTS OF INTERIOR LIGHT
• NICELY ARRANGED WITH GARDENS
• SITTING AREA
• GARDEN BEDS READY

Property features AI

Finance

• Other: Approximately 1,848 above-grade finished area

Exterior

• Parking: No garage; Gravel off-street parking
• Utilities: Electricity connected; Natural gas not available; Phone connected
• Home design: Manufactured house (single wide); One level; Residential property
• Construction: Aluminum siding; Flat roof; See remarks for foundation details; Built as manufactured home
• Exterior features: Porch; Paved private road with private maintenance; Private road frontage

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Electric heating; Forced air; Heat pump
• Interior features: Pantry; See remarks
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: Sagle Elementary School (math 42% / reading 52%, grade D-, #176 of 357 statewide, top 53%, 290 students, 31% FRL); Sandpoint Middle School (math 51% / reading 65%, grade B, #12 of 109 statewide, top 10%, 514 students, 32% FRL); Sandpoint High School (math 26% / reading 63%, grade F, #61 of 169 statewide, top 41%, 1,080 students, 17% FRL).
• Market conditions: 208 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,680 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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: 1.33% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.95%
• DSCR: 1.89
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.48×
• Total profit: $11,796
• Equity at exit: $13,121

10-year hold

• IRR: 21.0%
• Equity multiple: 2.77×
• Total profit: $43,714
• 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: 208
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$18 /mo · $214/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $410

Break-even live

Break-even rent $653

Max offer price $88,000

Occupancy floor 60%

Sensitivity live

Price	-10% $460	-5% $435	+0% $410	+5% $385	+10% $360
Rent	-10% $317	-5% $363	+0% $410	+5% $456	+10% $502
Rate	-1.0pp $454	-0.5pp $432	base $410	+0.5pp $387	+1.0pp $364

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 17 events

1. 2026-06-19
   days on market $88,000 Active 25 DOM
2. 2026-06-18
   days on market $88,000 Active 24 DOM
3. 2026-06-17
   days on market $88,000 Active 23 DOM
4. 2026-06-16
   days on market $88,000 Active 22 DOM
5. 2026-06-15
   days on market $88,000 Active 21 DOM
6. 2026-06-14
   days on market $88,000 Active 19 DOM
7. 2026-06-12
   days on market $88,000 Active 18 DOM
8. 2026-06-09
   days on market $88,000 Active 15 DOM
9. 2026-06-08
   days on market $88,000 Active 14 DOM
10. 2026-06-07
    days on market $88,000 Active 13 DOM
11. 2026-06-07
    days on market $88,000 Active 12 DOM
12. 2026-06-04
    days on market $88,000 Active 9 DOM
13. 2026-06-02
    days on market $88,000 Active 8 DOM
14. 2026-06-01
    days on market $88,000 Active 7 DOM
15. 2026-05-31
    days on market $88,000 Active 6 DOM
16. 2026-05-31
    days on market $88,000 Active 5 DOM
17. 2026-05-26
    listed $88,000 Active

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

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $214 · $18/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: +$393/yr (+$33/mo · 183.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $14,062
• − Mortgage interest: −$4,929
• − Property taxes: −$214
• − Insurance: −$440
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,560
• Taxable income: $3,668
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $4,036/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: 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

• 2026-05-26 Listed $88,000 SELMLS

Property tax history

+25.3%/yr

Latest (2025): $214 · +2.0% YoY. Source: county tax records.