1724 W Marlborough Ave · Coeur d'Alene, ID 83815

$75,500

2 bd · 1.0 ba · 924 sqft · Manufactured · 121 Days on market

Built 1991

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Popular Oakcrest development! Some upgrades: skirting is insulated with heat tape, electric furnace updated, e-windows installed. All appliances, including washer and dryer. There is an 8 x 8 shed included.

Key facts

• New furnace
• Centrally located
• Split floor plan

Tags

• CENTRALLY LOCATED
• SPLIT FLOOR PLAN
• BRAND NEW FLOORING
• NEW WATER HEATER
• NEW FURNACE
• NEW RANGE OVEN

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable TV
• Home design: Manufactured home; Level lot; Private maintained road
• Construction: Wood siding; Metal roof; Pillar/Post/Pier foundation; Built as a manufactured structure
• Exterior features: Open deck; Rain gutters; Lawn; Shed(s); Sidewalks; Paved road

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Electric forced-air furnace
• Interior features: Washer hookup; Lighting
• 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 $76k.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 2.2% in Coeur d'Alene — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Coeur D'Alene District (urban): math 44% / reading 60% proficiency, ranked #23 of 92 in ID (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.2%/yr); 318 active listings in the ZIP; 10 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 $522 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 + 4.2% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 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 $66,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.41% ✓
• Cap rate: 20.85%
• Cash-on-cash: 51.98%
• DSCR: 3.31
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 51.3%
• Equity multiple: 3.29×
• Total profit: $48,340
• Equity at exit: $11,257

10-year hold

• IRR: 57.1%
• Equity multiple: 6.99×
• Total profit: $126,654
• Equity at exit: $6,528

Cash invested: $21,140 (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 83815

• Rents YoY: 4.2%
• Active inventory: 318
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$396
• Tax est. 1.5%: −$94 /mo · $1,132/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $916

Break-even live

Break-even rent $660

Max offer price $75,500

Occupancy floor 45%

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4188 Player Dr Unit 4188 Coeur d'Alene, ID	2.0	2.0	1125	$1,725	$1.53	21d	1	0.14mi
2099 W Plymouth Cir Unit C28 Coeur d'Alene, ID	3.0	2.0	924	$2,129	$2.30	21d	1	0.18mi
3825 N Ramsey Rd Coeur D Alene, ID	2.0–3.0	2.0	1039	$1,618	$1.56	21d	1	0.45mi
2001 W Voltaire Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	988	$1,774	$1.80	13d	11	0.79mi
1681 Pampas Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	989	$1,740	$1.76	13d	22	0.83mi
4208 N Crown Ave Coeur D Alene, ID	2.0	1.0	950	$1,500	$1.58	13d	1	1.02mi
1070 W Rustic Lodge Dr Unit 204 Coeur d'Alene, ID	2.0	2.0	1025	$1,715	$1.67	21d	1	1.06mi
2828 N Julia St Unit 2 Coeur d'Alene, ID	2.0	1.0	900	$1,495	$1.66	21d	1	1.23mi
128 W Neider Ave Coeur d'Alene, ID	1.0–3.0	1.0–2.0	981	$1,595	$1.63	13d	4	1.40mi
3293 N Ladalia Dr Coeur D Alene, ID	2.0	2.0	1100	$2,450	$2.23	13d	1	1.45mi

Listing history 31 events

1. 2026-06-19
   days on market $75,500 Active 121 DOM
2. 2026-06-18
   days on market $75,500 Active 120 DOM
3. 2026-06-17
   days on market $75,500 Active 119 DOM
4. 2026-06-16
   days on market $75,500 Active 118 DOM
5. 2026-06-15
   days on market $75,500 Active 117 DOM
6. 2026-06-14
   days on market $75,500 Active 115 DOM
7. 2026-06-13
   days on market $75,500 Active 114 DOM
8. 2026-06-10
   days on market $75,500 Active 112 DOM
9. 2026-06-09
   days on market $75,500 Active 111 DOM
10. 2026-06-08
    days on market $75,500 Active 110 DOM
11. 2026-06-07
    days on market $75,500 Active 109 DOM
12. 2026-06-03
    days on market $75,500 Active 105 DOM
13. 2026-06-02
    days on market $75,500 Active 104 DOM
14. 2026-06-01
    days on market $75,500 Active 103 DOM
15. 2026-05-31
    days on market $75,500 Active 102 DOM
16. 2026-05-30
    days on market $75,500 Active 101 DOM
17. 2026-05-01
    price $75,500
18. 2026-02-18
    listed $78,500 Active
19. 2025-08-24
    price $78,500
20. 2025-07-15
    listed $81,000 Active
21. 2022-06-28
    status Pending 210-char remark

    Show marketing remark (210 chars)

    Popular Oakcrest development! Some upgrades: skirting is insulated with heat tape, electric furnace updated, e-windows installed. All appliances, including washer and dryer. There is an 8 x 8 shed included.

22. 2022-06-13
    price $110,000 210-char remark

    Show marketing remark (210 chars)

    Popular Oakcrest development! Some upgrades: skirting is insulated with heat tape, electric furnace updated, e-windows installed. All appliances, including washer and dryer. There is an 8 x 8 shed included.

23. 2022-05-04
    price $117,000 210-char remark

    Show marketing remark (210 chars)

    Popular Oakcrest development! Some upgrades: skirting is insulated with heat tape, electric furnace updated, e-windows installed. All appliances, including washer and dryer. There is an 8 x 8 shed included.

24. 2022-03-09
    listed $122,000 Active 210-char remark

    Show marketing remark (210 chars)

    Popular Oakcrest development! Some upgrades: skirting is insulated with heat tape, electric furnace updated, e-windows installed. All appliances, including washer and dryer. There is an 8 x 8 shed included.

25. 2017-07-24
    soldstatus
26. 2017-06-08
    listed $39,500
27. 2017-04-07
    soldstatus
28. 2017-03-12
    listed $7,000
29. 2011-12-09
    soldstatus
30. 2011-09-17
    listed $13,500
31. 2006-01-06
    soldstatus

ⓘ 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: $21,835
• − Mortgage interest: −$4,229
• − Property taxes: −$1,132
• − Insurance: −$378
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$2,196
• Taxable income: $10,406
• Est. tax owed @ 24.0%: −$2,497
• After-tax cash flow: $8,491/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: Coeur D'Alene District
• NCES district ID: 1600780
• Math proficiency: 44% ▼ -6.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $47,652
• Composite: 44.16/100
• National rank: #2858
• State rank: #23 of 92 in ID

Livability — Coeur d'Alene

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Coeur d'Alene, ID
• County: Kootenai County · 146,553 people
• City population: 67,464
• Metro: Coeur d'Alene, ID
• Population (ZIP): 41,405
• Household income: $77,864
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 1036.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 4% Slovak 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -255.27%
• Current HPI: 252.5165
• Rent YoY: ▲ 4.20%
• 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

+459.3% since first listed

15 events — show timeline

• 2026-05-01 Price Changed $75,500 CDAMLS
• 2026-02-18 Listed $78,500 CDAMLS
• 2025-08-24 Price Changed $78,500 CDAMLS
• 2025-07-15 Listed $81,000 CDAMLS
• 2022-06-28 Pending — CDAMLS
• 2022-06-13 Price Changed $110,000 CDAMLS
• 2022-05-04 Price Changed $117,000 CDAMLS
• 2022-03-09 Listed $122,000 CDAMLS
• 2017-07-24 Sold (MLS) — CDAMLS
• 2017-06-08 Listed $39,500 CDAMLS
• 2017-04-07 Sold (MLS) — CDAMLS
• 2017-03-12 Listed $7,000 CDAMLS
• 2011-12-09 Sold (MLS) — CDAMLS
• 2011-09-17 Listed $13,500 CDAMLS
• 2006-01-06 Sold (MLS) — CDAMLS