1356 N Highway 41 Trlr 8 · Post Falls, ID 83854

$53,000

2 bd · 1.0 ba · 720 sqft · SingleFamily · 23 Days on market

Built 1972 Fair condition Est $91k · 42% under ↓ 20% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is a nice & cozy 2BR, 1BA, perfect for those needing an easy commute to I-90, schools, grocery stores, dining and medical! Comes with newer siding, newer flooring, new roof, new windows, newer AC and furnace! Kitchen offers a range/oven, refrigerator and the stackable washer/dryer stay! Yard is completely fenced with garden boxes in front, a large storage shed/workshop with power! Motivated Seller! Lot rent covers water, sewer, garbage and snow removal!

Key facts

• Newer flooring
• Fenced yard
• Newer roof

Tags

• NEWER SIDING
• NEWER FLOORING
• NEWER ROOF
• NEWER WINDOWS
• A/C
• FENCED YARD

Property features AI

Finance

• Financial info: Annual tax listed (amount provided in source)

Exterior

• Parking: No specific parking information provided
• Utilities: Public water; Public sewer; Cable TV available; Electric service
• Home design: Mobile home; Level, open lot; Paved private-maintained road access
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as a single-story (mobile home)
• Exterior features: Covered porch; Open deck; Open porch; Yard with lawn; Outdoor lighting; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; LVP
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Electric forced-air furnace; Central air conditioning
• Interior features: Cable internet available; High-speed internet; Washer hookup; Crawl space (no basement)
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $53k).
• Recommended offer: $52k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.6% 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; 1 comparable units currently listed for rent nearby; 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 $366 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $52,205 (1.5% below list)

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 1972 — 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: 2.92% ✓
• Cap rate: 25.64%
• Cash-on-cash: 69.09%
• DSCR: 4.07
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $91,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1356 N Highway 41 #25	0.00mi	2/1.0	784 (+9%)	2mo	$99,900	$127	84

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: 66.8%
• Equity multiple: 3.93×
• Total profit: $43,496
• Equity at exit: $7,902

10-year hold

• IRR: 70.6%
• Equity multiple: 7.65×
• Total profit: $98,663
• Equity at exit: $4,582

Cash invested: $14,840 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$278
• Tax est. 1.5%: −$66 /mo · $795/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $854

Break-even live

Break-even rent $464

Max offer price $53,000

Occupancy floor 40%

Sensitivity live

Price	-10% $891	-5% $873	+0% $854	+5% $836	+10% $818
Rent	-10% $732	-5% $793	+0% $854	+5% $915	+10% $977
Rate	-1.0pp $881	-0.5pp $868	base $854	+0.5pp $841	+1.0pp $827

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 N Cecil Rd Post Falls, ID	3.0	1.0–2.0	914	$1,602	$1.75	21d	1	0.62mi

Listing history 25 events

1. 2026-06-19
   days on market $53,000 Active 23 DOM
2. 2026-06-18
   days on market $53,000 Active 22 DOM
3. 2026-06-17
   days on market $53,000 Active 21 DOM
4. 2026-06-16
   days on market $53,000 Active 20 DOM
5. 2026-06-15
   days on market $53,000 Active 19 DOM
6. 2026-06-14
   days on market $53,000 Active 17 DOM
7. 2026-06-13
   days on market $53,000 Active 16 DOM
8. 2026-06-10
   days on market $53,000 Active 14 DOM
9. 2026-06-09
   days on market $53,000 Active 13 DOM
10. 2026-06-08
    days on market $53,000 Active 12 DOM
11. 2026-06-07
    days on market $53,000 Active 11 DOM
12. 2026-06-05
    days on market $53,000 Active 8 DOM
13. 2026-06-03
    days on market $53,000 Active 7 DOM
14. 2026-06-02
    days on market $53,000 Active 6 DOM
15. 2026-06-01
    days on market $53,000 Active 5 DOM
16. 2026-05-31
    days on market $53,000 Active 4 DOM
17. 2026-05-30
    days on market $53,000 Active 3 DOM
18. 2026-05-27
    listed $53,000 Active
19. 2025-02-06
    status Pending 472-char remark

    Show marketing remark (472 chars)

    This home is a nice & cozy 2BR, 1BA, perfect for those needing an easy commute to I-90, schools, grocery stores, dining and medical! Comes with newer siding, newer flooring, new roof, new windows, newer AC and furnace! Kitchen offers a range/oven, refrigerator and the stackable washer/dryer stay! Yard is completely fenced with garden boxes in front, a large storage shed/workshop with power! Motivated Seller! Lot rent covers water, sewer, garbage and snow removal!

20. 2025-01-16
    price $45,000 472-char remark

    Show marketing remark (472 chars)

    This home is a nice & cozy 2BR, 1BA, perfect for those needing an easy commute to I-90, schools, grocery stores, dining and medical! Comes with newer siding, newer flooring, new roof, new windows, newer AC and furnace! Kitchen offers a range/oven, refrigerator and the stackable washer/dryer stay! Yard is completely fenced with garden boxes in front, a large storage shed/workshop with power! Motivated Seller! Lot rent covers water, sewer, garbage and snow removal!

21. 2024-12-17
    status Active 472-char remark

    Show marketing remark (472 chars)

    This home is a nice & cozy 2BR, 1BA, perfect for those needing an easy commute to I-90, schools, grocery stores, dining and medical! Comes with newer siding, newer flooring, new roof, new windows, newer AC and furnace! Kitchen offers a range/oven, refrigerator and the stackable washer/dryer stay! Yard is completely fenced with garden boxes in front, a large storage shed/workshop with power! Motivated Seller! Lot rent covers water, sewer, garbage and snow removal!

22. 2024-12-16
    status Pending 472-char remark

    Show marketing remark (472 chars)

    This home is a nice & cozy 2BR, 1BA, perfect for those needing an easy commute to I-90, schools, grocery stores, dining and medical! Comes with newer siding, newer flooring, new roof, new windows, newer AC and furnace! Kitchen offers a range/oven, refrigerator and the stackable washer/dryer stay! Yard is completely fenced with garden boxes in front, a large storage shed/workshop with power! Motivated Seller! Lot rent covers water, sewer, garbage and snow removal!

23. 2024-12-11
    price $49,000 472-char remark

    Show marketing remark (472 chars)

    This home is a nice & cozy 2BR, 1BA, perfect for those needing an easy commute to I-90, schools, grocery stores, dining and medical! Comes with newer siding, newer flooring, new roof, new windows, newer AC and furnace! Kitchen offers a range/oven, refrigerator and the stackable washer/dryer stay! Yard is completely fenced with garden boxes in front, a large storage shed/workshop with power! Motivated Seller! Lot rent covers water, sewer, garbage and snow removal!

24. 2024-12-04
    price $55,999 472-char remark

    Show marketing remark (472 chars)

    This home is a nice & cozy 2BR, 1BA, perfect for those needing an easy commute to I-90, schools, grocery stores, dining and medical! Comes with newer siding, newer flooring, new roof, new windows, newer AC and furnace! Kitchen offers a range/oven, refrigerator and the stackable washer/dryer stay! Yard is completely fenced with garden boxes in front, a large storage shed/workshop with power! Motivated Seller! Lot rent covers water, sewer, garbage and snow removal!

25. 2024-11-01
    listed $65,900 Active 472-char remark

    Show marketing remark (472 chars)

    This home is a nice & cozy 2BR, 1BA, perfect for those needing an easy commute to I-90, schools, grocery stores, dining and medical! Comes with newer siding, newer flooring, new roof, new windows, newer AC and furnace! Kitchen offers a range/oven, refrigerator and the stackable washer/dryer stay! Yard is completely fenced with garden boxes in front, a large storage shed/workshop with power! Motivated Seller! Lot rent covers water, sewer, garbage and snow removal!

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

Taxation est. · year 1

• Rental income: $18,542
• − Mortgage interest: −$2,969
• − Property taxes: −$795
• − Insurance: −$265
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$1,542
• Taxable income: $10,005
• Est. tax owed @ 24.0%: −$2,401
• After-tax cash flow: $7,852/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 significant repairs and maintenance, including exterior siding, flooring, and interior walls. While it has newer siding, flooring, roof, windows, A/C, and furnace, the overall condition is fair. Upgrades in these areas can significantly increase its value.

Repairs flagged

• Major Exterior siding — Significant damage and missing panels.
• Major Roof — Visible damage and possible leakage.
• Major Flooring — Worn and uneven, requiring replacement.
• Major Interior walls/paint — Peeling paint and signs of wear.
• Major Bathroom — Cluttered and in need of cleaning, with visible wear on fixtures.
• Major HVAC and plumbing — No visible systems in good condition, suggesting potential issues.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Replace flooring — New flooring can significantly enhance the home's appeal and value.
• Both Repair exterior siding — Aesthetic improvements can boost both resale and rental value.
• Both Replace roof — A new roof can improve the home's appearance and value.
• Both Service HVAC and plumbing — Functional systems are crucial for both resale and rental value.
• Both Clean bathroom — A clean bathroom enhances the home's overall appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant damage and missing panels.	Major	$15,000–50,000
Roof · Visible damage and possible leakage.	Major	$15,000–50,000
Flooring · Worn and uneven, requiring replacement.	Major	$15,000–50,000
Interior walls/paint · Peeling paint and signs of wear.	Major	$15,000–50,000
Bathroom · Cluttered and in need of cleaning, with visible wear on fixtures.	Major	$15,000–50,000
HVAC and plumbing · No visible systems in good condition, suggesting potential issues.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Replace flooring — New flooring can significantly enhance the home's appeal and value. ↑
• Both Repair exterior siding — Aesthetic improvements can boost both resale and rental value. ↑
• Both Replace roof — A new roof can improve the home's appearance and value. ↑
• Both Service HVAC and plumbing — Functional systems are crucial for both resale and rental value. ↑
• Both Clean bathroom — A clean bathroom enhances the home's overall appeal and 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: 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

• 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

-19.6% since first listed

8 events — show timeline

• 2026-05-27 Listed $53,000 CDAMLS
• 2025-02-06 Pending — CDAMLS
• 2025-01-16 Price Changed $45,000 CDAMLS
• 2024-12-17 Relisted — CDAMLS
• 2024-12-16 Pending — CDAMLS
• 2024-12-11 Price Changed $49,000 CDAMLS
• 2024-12-04 Price Changed $55,999 CDAMLS
• 2024-11-01 Listed $65,900 CDAMLS