1356 N Highway 41 #51 · Post Falls, ID 83854

$58,500

2 bd · 1.0 ba · 840 sqft · SingleFamily · 100 Days on market

Built 1977 Est $79k · 26% under

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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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This partially remodeled single-wide home offers a fantastic opportunity for someone looking for a clean, updated living space with room to add their own finishing touches. Centrally located right off Highway 41 in Post Falls, this home provides unbeatable convenience with quick access to I-90, local dining, and shopping. The interior features several recent updates, including new flooring, kitchen cabinets, and countertops, giving it a fresh feel while maintaining an affordable price point. This home comes with TWO storage sheds, providing ample space for tools, hobbies, or seasonal gear. Situated within an established mobile home community, this property is perfect for those seeking a low

Key facts

• Recent updates
• New flooring
• Kitchen cabinets

Tags

• RECENT UPDATES
• NEW FLOORING
• KITCHEN CABINETS
• COUNTERTOPS
• TWO STORAGE SHEDS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story (manufactured); Paved private-maintained road access
• Construction: Aluminum siding; Metal roof; Block foundation; Built as a manufactured structure
• Exterior features: Covered deck; Garden; Lawn; Full fencing; Shed(s); Level lot

Interior

• Kitchen: Gas range; Microwave; Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl; LVP
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Electric forced-air heating
• Interior features: Washer hookup; Crawl space (no full basement)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $53k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.8% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $404 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,235 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.93% ✓
• Cap rate: 25.80%
• Cash-on-cash: 69.66%
• DSCR: 4.10
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $78,960
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1356 N Highway 41 Trlr 30	0.08mi	2/1.0	924 (+10%)	4mo	$65,000	$70	76
4470 E 16th Ave #26	0.14mi	2/1.0	924 (+10%)	8mo	$87,000	$94	70
1356 N Highway 41 #62	0.08mi	3/1.0 (+1)	924 (+10%)	12mo	$42,000	$45	64
1356 N Highway 41 #77	0.16mi	3/1.0 (+1)	909 (+8%)	21mo	$75,000	$83	57
3400 E Jordan Dr	0.56mi	2/1.0	840 (0%)	23mo	$330,000	$393	55
1045 N Townsend Loop	0.52mi	2/1.5	906 (+8%)	13mo	$390,000	$430	50
4470 16th Ave #11	0.14mi	3/2.0 (+1)	924 (+10%)	22mo	$125,000	$135	50

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: 67.4%
• Equity multiple: 3.96×
• Total profit: $48,486
• Equity at exit: $8,723

10-year hold

• IRR: 71.1%
• Equity multiple: 7.71×
• Total profit: $109,889
• Equity at exit: $5,058

Cash invested: $16,380 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$307
• Tax est. 1.5%: −$73 /mo · $878/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $951

Break-even live

Break-even rent $512

Max offer price $58,500

Occupancy floor 40%

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	20d	1	0.62mi
4185 E Poleline Ave Post Falls, ID	1.0–3.0	1.0–2.0	1125	$1,822	$1.62	20d	19	0.70mi
3011 N Charleville Rd Post Falls, ID	1.0–3.0	1.0–2.0	990	$1,670	$1.69	13d	4	0.82mi
3698 E Hope Ave Post Falls, ID	2.0–3.0	2.0	1175	$1,795	$1.53	13d	6	1.13mi
1812 E Coeur D Alene Ave Post Falls, ID	3.0	2.0	1122	$1,895	$1.69	20d	1	1.49mi

Listing history 18 events

1. 2026-06-19
   days on market $58,500 Active 100 DOM
2. 2026-06-18
   days on market $58,500 Active 99 DOM
3. 2026-06-17
   days on market $58,500 Active 98 DOM
4. 2026-06-16
   days on market $58,500 Active 97 DOM
5. 2026-06-15
   days on market $58,500 Active 96 DOM
6. 2026-06-14
   days on market $58,500 Active 94 DOM
7. 2026-06-13
   days on market $58,500 Active 93 DOM
8. 2026-06-10
   days on market $58,500 Active 91 DOM
9. 2026-06-09
   days on market $58,500 Active 90 DOM
10. 2026-06-08
    days on market $58,500 Active 89 DOM
11. 2026-06-07
    days on market $58,500 Active 88 DOM
12. 2026-06-05
    days on market $58,500 Active 85 DOM
13. 2026-06-03
    days on market $58,500 Active 84 DOM
14. 2026-06-02
    pricedays on market $58,500 Active 83 DOM
15. 2026-06-01
    days on market $65,000 Active 82 DOM
16. 2026-05-31
    days on market $65,000 Active 81 DOM
17. 2026-05-30
    days on market $65,000 Active 80 DOM
18. 2026-03-11
    listed $65,000 Active

ⓘ 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: $20,584
• − Mortgage interest: −$3,277
• − Property taxes: −$878
• − Insurance: −$292
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$1,702
• Taxable income: $11,141
• Est. tax owed @ 24.0%: −$2,674
• After-tax cash flow: $8,736/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

• 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

1 event — show timeline

• 2026-03-11 Listed $65,000 CDAMLS