2183 W Marlborough Ave · Coeur d'Alene, ID 83815

$157,900

2 bd · 2.0 ba · 1,208 sqft · Manufactured · 8 Days on market

Built 1992

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

CENTRALLY LOCATED IN COEUR D'ALENE in a park that has amenities; Clubhouse, Swimming Pool, New Playground, BBQ Pavilion, and Pickleball Court. 2 Bedroom, 2 Bath, Manufactured Home on Leased Land. Carport with additional workshop area and extra parking on the west side of the home. Fully fenced yard for pets, extra storage area. 10 Minutes from downtown CDA and the lake.

Key facts

• Garage
• Built 1992
• Listed 8 days

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable TV available
• Home design: Manufactured home; Single-story (manufactured); Private maintained road
• Construction: Fiber cement and T1-11 siding; Other siding materials; Composition and metal roof; Pillar/post/pier foundation; Built as manufactured construction
• Exterior features: Covered porch; Open deck; Garden; Lawn; Rain gutters; Back yard fencing; Shed(s)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Laminate; Vinyl
• Bathrooms: 2 bathrooms on main level
• Heating & cooling: Natural gas and electric heating; Forced air; Hot water heating; Furnace; Electric stove; Central air
• Interior features: Cable internet available; High-speed internet; Smart thermostat; Washer hookup; Skylight(s); Crawl space (no basement)
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 9.3% vs local median 2.1% 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 C — 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.
• Zoned schools: Ramsey Magnet School of Science (math 51% / reading 61%, grade C+, #102 of 357 statewide, top 29%, 483 students, 31% FRL); Woodland Middle School (math 35% / reading 58%, grade D+, #46 of 109 statewide, top 42%, 821 students, 24% FRL); Lake City High School (math 25% / reading 52%, grade F, #98 of 169 statewide, top 58%, 1,539 students, 20% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 323 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $44k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $157,900

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: 1.19% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $44,696
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1710 W Westminster Ave	0.24mi	3/2.0 (+1)	1,344 (+11%)	3mo	$50,000	$37	63

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,116
• Equity at exit: $23,543

10-year hold

• IRR: 12.0%
• Equity multiple: 2.00×
• Total profit: $44,314
• Equity at exit: $13,652

Cash invested: $44,212 (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: 323
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$828
• Tax est. 1.5%: −$197 /mo · $2,368/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $398

Break-even live

Break-even rent $1,381

Max offer price $157,900

Occupancy floor 74%

Sensitivity live

Price	-10% $507	-5% $453	+0% $398	+5% $344	+10% $289
Rent	-10% $249	-5% $324	+0% $398	+5% $473	+10% $547
Rate	-1.0pp $478	-0.5pp $439	base $398	+0.5pp $357	+1.0pp $316

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2099 W Plymouth Cir Unit C28 Coeur d'Alene, ID	3.0	2.0	924	$2,129	$2.30	22d	1	0.10mi
1827 Westminster Ave Unit A2-26 Coeur d'Alene, ID	2.0	2.0	1248	$1,899	$1.52	22d	1	0.18mi
4188 Player Dr Unit 4188 Coeur d'Alene, ID	2.0	2.0	1125	$1,725	$1.53	22d	1	0.27mi
1519 W Hyacinth Ln Unit 1519 Coeur d'Alene, ID	3.0	2.5	1180	$1,895	$1.61	15d	1	0.44mi
3825 N Ramsey Rd Coeur D Alene, ID	2.0–3.0	2.0	1039	$1,618	$1.56	22d	1	0.51mi
2001 W Voltaire Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	988	$1,774	$1.80	15d	11	0.77mi
1681 Pampas Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	989	$1,740	$1.76	15d	22	0.86mi
6510 N Atlas Rd #207 Coeur D Alene, ID	3.0	2.0	1282	$2,200	$1.72	22d	1	1.00mi
6735 N Spurwing Loop Coeur d'Alene, ID	3.0	2.0	1400	$1,795	$1.28	22d	1	1.07mi
1070 W Rustic Lodge Dr Unit 204 Coeur d'Alene, ID	2.0	2.0	1025	$1,715	$1.67	22d	1	1.16mi
1065 W Rustic Lodge Dr Unit 101 Coeur d'Alene, ID	3.0	2.0	1187	$1,810	$1.52	15d	1	1.17mi
4208 N Crown Ave Coeur D Alene, ID	2.0	1.0	950	$1,500	$1.58	15d	1	1.21mi
2828 N Julia St Unit 2 Coeur d'Alene, ID	2.0	1.0	900	$1,495	$1.66	22d	1	1.32mi
3293 N Ladalia Dr Coeur D Alene, ID	2.0	2.0	1100	$2,450	$2.23	15d	1	1.37mi

Listing history 7 events

1. 2026-06-21
   days on market $157,900 Active 8 DOM
2. 2026-06-19
   days on market $157,900 Active 6 DOM
3. 2026-06-18
   days on market $157,900 Active 5 DOM
4. 2026-06-17
   days on market $157,900 Active 4 DOM
5. 2026-06-16
   days on market $157,900 Active 3 DOM
6. 2026-06-15
   days on market $157,900 Active 2 DOM
7. 2026-06-14
   listed $157,900 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: $22,626
• − Mortgage interest: −$8,845
• − Property taxes: −$2,368
• − Insurance: −$790
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$4,593
• Taxable income: $2,410
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $4,202/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

+267.2% since first listed

8 events — show timeline

• 2026-06-13 Listed $157,900 CDAMLS
• 2023-05-01 Pending — CDAMLS
• 2023-04-22 Listed $125,000 CDAMLS
• 2013-06-12 Delisted — CDAMLS
• 2010-03-29 Sold (MLS) — CDAMLS
• 2010-01-19 Listed $41,000 CDAMLS
• 2009-07-15 Listed $43,000 CDAMLS
• 2008-04-07 Sold (MLS) — CDAMLS