6677 Kaniksu Street Space E5 · Bonners Ferry, ID 83805

$64,000

2 bd · 1.0 ba · 624 sqft · Manufactured · 35 Days on market

Built 1971 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Lenders available for this! * * Perfect opportunity to come back to Bonners Ferry. (A short stroll and you are hiking along side the majestic Kootenai river!), bike rides etc. .. Yet only 5 min to downtown for all amenities Bonners Ferry has to offer. Do you have someone who is wanting to come back to town or move closer to family (but still wants some independence)? This manufactured home (Home only) Is located in a quiet park near the hospital and around the corner from a local clinic. Great area for walks, Lot rent is $425.00 per month and includes water, sewer, and garbage. Must be owner occupied. Welcome to Bonners Ferry!

Key facts

• 5 min to downtown
• Local clinic
• Quiet park

Tags

• QUIET PARK
• NEAR THE HOSPITAL
• LOCAL CLINIC
• HIKING ALONG KOOTENAI RIVER
• 5 MIN TO DOWNTOWN
• ALL AMENITIES BONNERS FERRY

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Mobile home; Entry level: main level
• Construction: Aluminum siding; Metal roof; Pillar/post/pier foundation (see remarks)
• Exterior features: Level lot; Gravel road access (publicly maintained)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 1 main-level bathroom
• Heating & cooling: Electric forced air heating
• Interior features: Electric range, refrigerator; No basement
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $64k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($822 rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 0.8% in Bonners Ferry — 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 63/100 on livability (#154 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: schools D+, amenities F, commute F.
• Boundary County District (town): math 40% / reading 58% proficiency, ranked #42 of 92 in ID (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 181 active listings in the ZIP; 69 units permitted in Boundary County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 15y 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 $62,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.88%
• DSCR: 1.62
• GRM: 6.5

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $2,839
• Equity at exit: $9,543

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $19,516
• Equity at exit: $5,534

Cash invested: $17,920 (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 83805

• Home prices YoY: -17.4%
• Active inventory: 181
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$336
• Tax est. 1.5%: −$80 /mo · $960/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $207

Break-even live

Break-even rent $560

Max offer price $64,000

Occupancy floor 70%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-19
   days on market $64,000 Active 35 DOM
2. 2026-06-18
   days on market $64,000 Active 34 DOM
3. 2026-06-17
   days on market $64,000 Active 33 DOM
4. 2026-06-16
   days on market $64,000 Active 32 DOM
5. 2026-06-15
   days on market $64,000 Active 31 DOM
6. 2026-06-14
   days on market $64,000 Active 29 DOM
7. 2026-06-12
   days on market $64,000 Active 28 DOM
8. 2026-06-09
   days on market $64,000 Active 25 DOM
9. 2026-06-08
   days on market $64,000 Active 24 DOM
10. 2026-06-07
    days on market $64,000 Active 23 DOM
11. 2026-06-07
    days on market $64,000 Active 22 DOM
12. 2026-06-04
    days on market $64,000 Active 19 DOM
13. 2026-06-02
    days on market $64,000 Active 18 DOM
14. 2026-06-01
    days on market $64,000 Active 17 DOM
15. 2026-05-31
    days on market $64,000 Active 16 DOM
16. 2026-05-31
    days on market $64,000 Active 15 DOM
17. 2026-05-15
    listed $64,000 Active
18. 2026-05-06
    price $64,000 641-char remark

    Show marketing remark (641 chars)

    * * Lenders available for this! * * Perfect opportunity to come back to Bonners Ferry. (A short stroll and you are hiking along side the majestic Kootenai river!), bike rides etc. .. Yet only 5 min to downtown for all amenities Bonners Ferry has to offer. Do you have someone who is wanting to come back to town or move closer to family (but still wants some independence)? This manufactured home (Home only) Is located in a quiet park near the hospital and around the corner from a local clinic. Great area for walks, Lot rent is $425.00 per month and includes water, sewer, and garbage. Must be owner occupied. Welcome to Bonners Ferry!

19. 2026-05-06
    price $69,000 641-char remark

    Show marketing remark (641 chars)

    * * Lenders available for this! * * Perfect opportunity to come back to Bonners Ferry. (A short stroll and you are hiking along side the majestic Kootenai river!), bike rides etc. .. Yet only 5 min to downtown for all amenities Bonners Ferry has to offer. Do you have someone who is wanting to come back to town or move closer to family (but still wants some independence)? This manufactured home (Home only) Is located in a quiet park near the hospital and around the corner from a local clinic. Great area for walks, Lot rent is $425.00 per month and includes water, sewer, and garbage. Must be owner occupied. Welcome to Bonners Ferry!

20. 2026-04-30
    status Active 641-char remark

    Show marketing remark (641 chars)

    * * Lenders available for this! * * Perfect opportunity to come back to Bonners Ferry. (A short stroll and you are hiking along side the majestic Kootenai river!), bike rides etc. .. Yet only 5 min to downtown for all amenities Bonners Ferry has to offer. Do you have someone who is wanting to come back to town or move closer to family (but still wants some independence)? This manufactured home (Home only) Is located in a quiet park near the hospital and around the corner from a local clinic. Great area for walks, Lot rent is $425.00 per month and includes water, sewer, and garbage. Must be owner occupied. Welcome to Bonners Ferry!

21. 2026-04-30
    status Active

    Show marketing remark (641 chars)

    * * Lenders available for this! * * Perfect opportunity to come back to Bonners Ferry. (A short stroll and you are hiking along side the majestic Kootenai river!), bike rides etc. .. Yet only 5 min to downtown for all amenities Bonners Ferry has to offer. Do you have someone who is wanting to come back to town or move closer to family (but still wants some independence)? This manufactured home (Home only) Is located in a quiet park near the hospital and around the corner from a local clinic. Great area for walks, Lot rent is $425.00 per month and includes water, sewer, and garbage. Must be owner occupied. Welcome to Bonners Ferry!

22. 2026-04-13
    historical 641-char remark

    Show marketing remark (641 chars)

    * * Lenders available for this! * * Perfect opportunity to come back to Bonners Ferry. (A short stroll and you are hiking along side the majestic Kootenai river!), bike rides etc. .. Yet only 5 min to downtown for all amenities Bonners Ferry has to offer. Do you have someone who is wanting to come back to town or move closer to family (but still wants some independence)? This manufactured home (Home only) Is located in a quiet park near the hospital and around the corner from a local clinic. Great area for walks, Lot rent is $425.00 per month and includes water, sewer, and garbage. Must be owner occupied. Welcome to Bonners Ferry!

23. 2026-04-13
    status Pending

    Show marketing remark (641 chars)

    * * Lenders available for this! * * Perfect opportunity to come back to Bonners Ferry. (A short stroll and you are hiking along side the majestic Kootenai river!), bike rides etc. .. Yet only 5 min to downtown for all amenities Bonners Ferry has to offer. Do you have someone who is wanting to come back to town or move closer to family (but still wants some independence)? This manufactured home (Home only) Is located in a quiet park near the hospital and around the corner from a local clinic. Great area for walks, Lot rent is $425.00 per month and includes water, sewer, and garbage. Must be owner occupied. Welcome to Bonners Ferry!

24. 2025-11-25
    listed $70,000 Active
25. 2025-11-07
    listed $70,000 Active 641-char remark

    Show marketing remark (641 chars)

    * * Lenders available for this! * * Perfect opportunity to come back to Bonners Ferry. (A short stroll and you are hiking along side the majestic Kootenai river!), bike rides etc. .. Yet only 5 min to downtown for all amenities Bonners Ferry has to offer. Do you have someone who is wanting to come back to town or move closer to family (but still wants some independence)? This manufactured home (Home only) Is located in a quiet park near the hospital and around the corner from a local clinic. Great area for walks, Lot rent is $425.00 per month and includes water, sewer, and garbage. Must be owner occupied. Welcome to Bonners Ferry!

26. 2025-11-03
    listed $65,000 Active 641-char remark

    Show marketing remark (641 chars)

    * * Lenders available for this! * * Perfect opportunity to come back to Bonners Ferry. (A short stroll and you are hiking along side the majestic Kootenai river!), bike rides etc. .. Yet only 5 min to downtown for all amenities Bonners Ferry has to offer. Do you have someone who is wanting to come back to town or move closer to family (but still wants some independence)? This manufactured home (Home only) Is located in a quiet park near the hospital and around the corner from a local clinic. Great area for walks, Lot rent is $425.00 per month and includes water, sewer, and garbage. Must be owner occupied. Welcome to Bonners Ferry!

27. 2025-11-03
    listed $65,000 Active

    Show marketing remark (641 chars)

    * * Lenders available for this! * * Perfect opportunity to come back to Bonners Ferry. (A short stroll and you are hiking along side the majestic Kootenai river!), bike rides etc. .. Yet only 5 min to downtown for all amenities Bonners Ferry has to offer. Do you have someone who is wanting to come back to town or move closer to family (but still wants some independence)? This manufactured home (Home only) Is located in a quiet park near the hospital and around the corner from a local clinic. Great area for walks, Lot rent is $425.00 per month and includes water, sewer, and garbage. Must be owner occupied. Welcome to Bonners Ferry!

28. 2025-10-28
    price $65,000
29. 2025-10-28
    price $65,000
30. 2025-07-30
    listed $70,000 Active
31. 2024-09-17
    listed $65,000 Active
32. 2024-09-16
    listed $65,000 Active
33. 2024-06-03
    listed $85,000 Active
34. 2024-05-06
    soldstatus Closed
35. 2024-04-24
    historical
36. 2024-03-04
    soldstatus Closed
37. 2024-03-01
    soldstatus Closed
38. 2024-02-23
    historical
39. 2024-02-23
    price $75,000
40. 2024-02-15
    historical
41. 2024-02-02
    listed $80,000 Active
42. 2024-02-02
    listed $90,000 Active
43. 2024-02-02
    listed $90,000 Active
44. 2023-05-09
    listed $85,000 Active
45. 2023-04-28
    listed $85,000 Active
46. 2023-04-28
    listed $95,000 Active
47. 2021-08-17
    soldstatus
48. 2021-07-15
    listed $50,000
49. 2011-01-09
    listed $26,900

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,866
• − Mortgage interest: −$3,585
• − Property taxes: −$960
• − Insurance: −$320
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$1,862
• Taxable income: $1,560
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $2,112/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 · 6 photos

Fair 40/100 Cosmetic rehab

This manufactured home is in fair condition with cosmetic updates needed. Landscaping, HVAC, and exterior repairs would significantly increase its value.

Repairs flagged

• Minor exterior siding — gray siding with some wear
• Unknown HVAC/mechanicals — photos do not show HVAC/mechanicals
• Major landscaping — bare lot, no landscaping

Value-add opportunities

• Both landscaping — improves curb appeal and rental value
• Both HVAC/mechanicals — improves comfort and energy efficiency
• Both exterior siding — enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · gray siding with some wear	Minor	$500–3,000
HVAC/mechanicals · photos do not show HVAC/mechanicals	Unknown	$500–3,000
landscaping · bare lot, no landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Both landscaping — improves curb appeal and rental value ↑
• Both HVAC/mechanicals — improves comfort and energy efficiency ↑
• Both exterior siding — enhances curb appeal and rental 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: Boundary County District
• NCES district ID: 1600420
• Math proficiency: 40% ▼ -2.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $38,598
• Composite: 40.8/100
• National rank: #3638
• State rank: #42 of 92 in ID

Livability — Bonners Ferry

• Score: 63/100
• State rank: #154
• US rank: #14914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonners Ferry, ID
• Population (ZIP): 8,909

Population outlook (Boundary County) Hauer SSP2

• Today (2025): 11,888 people
• By 2030: 12,068 · +1.5%
• By 2040: 12,132 · +2.1%
• By 2050: 11,952 · +0.5%
• By 2075: 11,265 · -5.2%
• By 2100: 9,878 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 3% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 4% Scottish 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Boundary

• 2024 margin: Solid R (+65.4) · D 16.1% · R 81.5% · Other 2.4%
• 2008→2024 swing: -31.7pp toward R · 2008: -33.7pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+58.9 2016: R+55.5 2012: R+42.1 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.72%
• Current HPI: 264.1753
• 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

+137.9% since first listed

33 events — show timeline

• 2026-05-15 Listed $64,000 CDAMLS
• 2026-05-06 Price Changed $69,000 SELMLS
• 2026-05-06 Price Changed $64,000 SELMLS
• 2026-04-30 Relisted — SELMLS
• 2026-04-30 Relisted — CDAMLS
• 2026-04-13 Delisted — SELMLS
• 2026-04-13 Pending — CDAMLS
• 2025-11-25 Listed $70,000 CDAMLS
• 2025-11-07 Listed $70,000 SELMLS
• 2025-11-03 Listed $65,000 SELMLS
• 2025-11-03 Listed $65,000 CDAMLS
• 2025-10-28 Price Changed $65,000 SELMLS
• 2025-10-28 Price Changed $65,000 CDAMLS
• 2025-07-30 Listed $70,000 CDAMLS
• 2024-09-17 Listed $65,000 CDAMLS
• 2024-09-16 Listed $65,000 SELMLS
• 2024-06-03 Listed $85,000 CDAMLS
• 2024-05-06 Sold (MLS) — SELMLS
• 2024-04-24 Delisted — SELMLS
• 2024-03-04 Sold (MLS) — SELMLS
• 2024-03-01 Sold (MLS) — SELMLS
• 2024-02-23 Delisted — SELMLS
• 2024-02-23 Price Changed $75,000 SELMLS
• 2024-02-15 Delisted — SELMLS
• 2024-02-02 Listed $80,000 SELMLS
• 2024-02-02 Listed $90,000 SELMLS
• 2024-02-02 Listed $90,000 SELMLS
• 2023-05-09 Listed $85,000 SELMLS
• 2023-04-28 Listed $95,000 SELMLS
• 2023-04-28 Listed $85,000 SELMLS
• 2021-08-17 Sold (MLS) — SELMLS
• 2021-07-15 Listed $50,000 SELMLS
• 2011-01-09 Listed $26,900 SELMLS