2315 W Lady Anne Way · Post Falls, ID 83854

$119,900

2 bd · 2.0 ba · 924 sqft · SingleFamily · 22 Days on market

Built 1993 Good condition Est $122k · at est.

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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 +9.0/10.0
• ARV discount +8.3/15.0
• 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

Wonderful, well-loved home in Camelot Estates. This home has been well-cared for and features many updates & upgrades. Home features all hard-surface flooring including laminate wood flooring in the main living areas and bedrooms, tankless hot water heater, central AC, and a leased Culligan water softener system. Both bathrooms have been fully updated with upgrades vanities. The home has a split bedroom floor plan with the master suite in the back, and 2nd bedroom in the front. The central kitchen provides an open feel to the main living area. The house is located on a corner lot, with a large covered patio with composite decking, fenced yard, beautiful flower beds and a lawn. Out bac

Key facts

• Central ac
• Built 1993
• Listed 22 days

Tags

• HARD-SURFACE FLOORING
• TANKLESS HOT WATER HEATER
• CENTRAL AC
• LEASED CULLIGAN WATER SOFTENER
• FULLY UPDATED BATHROOMS
• SPLIT BEDROOM FLOOR PLAN

Property features AI

Finance

• HOA & community: Camelot Estates association (monthly fees); Association covers grounds maintenance, sewer, snow removal, trash and water

Exterior

• Parking: Paved parking
• Utilities: Public sewer; Public water (with irrigation water); Electric service; Natural gas
• Home design: Manufactured / Mobile Home; Composition roof; Vinyl siding; Pillar/post/pier foundation; Located on paved, privately maintained road
• Construction: Vinyl siding construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch; Lawn; Open, landscaped, level corner lot; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Forced air heating (natural gas and electric); Central air conditioning
• Interior features: High speed internet; Washer hookup; Crawl space (no full basement)
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Water softener; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $118,101 (1.5% below list)

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: 1.40% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.80%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $121,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2315 W Lady Anne Way	0.00mi	2/2.0	924 (0%)	0mo	$119,900	$130	100
2217 W Lady Anne Way	0.06mi	3/1.0 (+1)	924 (0%)	10mo	$121,900	$132	80
731 N Elm Rd #12	0.36mi	3/2.0 (+1)	924 (0%)	9mo	$80,000	$87	71
980 N Haven Ct	0.23mi	3/1.0 (+1)	924 (0%)	12mo	$79,000	$85	70
3063 W Craig Ave	0.48mi	2/1.0	908 (-2%)	2mo	$385,000	$424	69
2165 W Linda Way	0.21mi	2/1.0	986 (+7%)	9mo	$329,000	$334	68
3107 W Craig Ave	0.51mi	2/1.0	904 (-2%)	2mo	$380,000	$420	67
1439 W Caboose Ct	0.64mi	2/1.0	920 (-0%)	5mo	$112,000	$122	61
837 N Lancelot Ln	0.19mi	3/2.0 (+1)	1,040 (+13%)	11mo	$115,000	$111	56
494 N Wylder Lp	0.62mi	3/2.0 (+1)	1,000 (+8%)	2mo	$388,500	$389	51
371 N Terra St	0.62mi	3/2.0 (+1)	1,024 (+11%)	5mo	$385,000	$376	44
1280 W Iron Horse Cir	0.60mi	2/2.0	1,050 (+14%)	7mo	$89,900	$86	43

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: 7.6%
• Equity multiple: 1.29×
• Total profit: $9,759
• Equity at exit: $17,877

10-year hold

• IRR: 15.5%
• Equity multiple: 2.17×
• Total profit: $39,256
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $498

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 65%

Sensitivity live

Price	-10% $581	-5% $540	+0% $498	+5% $457	+10% $415
Rent	-10% $365	-5% $432	+0% $498	+5% $564	+10% $631
Rate	-1.0pp $558	-0.5pp $529	base $498	+0.5pp $467	+1.0pp $435

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3446 Lilac Ct Unit 3446C Post Falls, ID	3.0	1.5	1100	$1,595	$1.45	14d	1	0.73mi
848 N Chase Rd #205 Post Falls, ID	2.0	2.0	1044	$1,750	$1.68	14d	1	0.98mi

Listing history 3 events

1. 2026-05-07
   status Pending
2. 2026-04-15
   listed $119,900 Active
3. 2025-08-13
   listed $119,900 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: $20,153
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$3,488
• Taxable income: $4,326
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $4,939/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home in Camelot Estates features updated kitchens and bathrooms, hardwood floors, and a split bedroom floor plan. The property is in good condition with no major repairs needed, making it a solid investment opportunity.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Rental Landscaping improvements — Well-maintained landscaping can attract tenants and increase rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract tenants and increase 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: 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

+0.0% since first listed

3 events — show timeline

• 2026-05-07 Pending — CDAMLS
• 2026-04-15 Listed $119,900 CDAMLS
• 2025-08-13 Listed $119,900 CDAMLS