2278 W Jester Way · Post Falls, ID 83854

$180,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 14 Days on market

Built 2009 Good condition ↓ 27% since listing

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Why this score? — see what drove the C 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional opportunity to own this well-maintained 3-bedroom, 2-bathroom home offering 1,680 square feet of comfortable living space in desirable Post Falls. The spacious kitchen features abundant cabinetry, generous counter space, a center island with a hanging pot rack, and a breakfast bar perfect for casual dining. The primary suite includes a walk-in closet, separate shower, and relaxing soaking tub. A thoughtfully designed floor plan provides excellent flow throughout the home, a large living room with a gas fireplace, dedicated dining area, and a separate laundry room with washer and dryer included. Enjoy outdoor living on the expansive covered front deck or the covered rear porch. T

Key facts

• Walk-in closet
• Soaking tub
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• CENTER ISLAND
• WALK-IN CLOSET
• SOAKING TUB
• COVERED FRONT DECK
• COVERED REAR PORCH

Property features AI

Finance

• HOA & community: Has association; fees charged monthly; Association covers grounds maintenance, sewer, snow removal, trash and water

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable TV available
• Home design: Manufactured home; Block foundation
• Construction: Fiber cement exterior; Composition roof
• Exterior features: Covered porch; Covered deck; Rain gutters; Lawn; Sprinklers in front and rear; Landscaped; Level lot; Views

Interior

• Kitchen: Gas range; Refrigerator; Microwave; Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl; Carpet; Luxury vinyl plank (LVP)
• Bathrooms: 2 bathrooms on the main level
• Heating & cooling: Natural gas and electric heating; Forced air furnace
• Interior features: Cable internet available; High-speed internet; Washer hookup
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.0% 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; 2 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $180,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.05% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 7.9

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-15,752
• Equity at exit: $26,839

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-4,157
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,898 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $256

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 82%

Sensitivity live

Price	-10% $380	-5% $318	+0% $256	+5% $193	+10% $131
Rent	-10% $106	-5% $181	+0% $256	+5% $331	+10% $406
Rate	-1.0pp $346	-0.5pp $301	base $256	+0.5pp $209	+1.0pp $162

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 N Siony Unit 820D Post Falls, ID	3.0	1.5	1250	$1,650	$1.32	22d	1	0.69mi
3446 Lilac Ct Unit 3446C Post Falls, ID	3.0	1.5	1100	$1,595	$1.45	14d	1	0.76mi

Listing history 12 events

1. 2026-06-14
   statusdays on market $180,000 Pending 14 DOM
2. 2026-06-13
   days on market $180,000 Active 13 DOM
3. 2026-06-10
   days on market $180,000 Active 11 DOM
4. 2026-06-09
   days on market $180,000 Active 10 DOM
5. 2026-06-08
   days on market $180,000 Active 9 DOM
6. 2026-06-07
   days on market $180,000 Active 8 DOM
7. 2026-06-05
   days on market $180,000 Active 5 DOM
8. 2026-06-03
   days on market $180,000 Active 4 DOM
9. 2026-06-02
   days on market $180,000 Active 3 DOM
10. 2026-06-01
    days on market $180,000 Active 2 DOM
11. 2026-05-31
    remarks 699-char remark
12. 2026-05-31
    listed $180,000 Active 1 DOM

ⓘ 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: $22,779
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$5,236
• Taxable income: $215
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $3,016/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bathroom home in Post Falls offers a good investment opportunity with minimal repairs and updates needed to maximize its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters.
• Both Upgrading the front door — A new front door can improve the home's curb appeal and increase its value.
• Both Adding a small privacy fence — A privacy fence can enhance the home's curb appeal and provide a sense of security for the occupants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑
• Both Upgrading the front door — A new front door can improve the home's curb appeal and increase its value. ↑
• Both Adding a small privacy fence — A privacy fence can enhance the home's curb appeal and provide a sense of security for the occupants. ↑

ⓘ 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

• 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

-26.5% since first listed

3 events — show timeline

• 2026-05-30 Listed $180,000 CDAMLS
• 2021-07-22 Listed $195,000 CDAMLS
• 2021-07-08 Listed $244,900 CDAMLS