8497 N Angelica Ln #60 · Hauser, ID 83854

$124,500

2 bd · 1.0 ba · 924 sqft · SingleFamily · 46 Days on market

Built 1994 Good condition Est $114k · 10% over ↓ 4% 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• ARV discount +3.2/15.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and thoughtfully updated single-wide manufactured home located in the desirable Southview Terrace subdivision. Built in 1994 and beautifully remodeled in 2021, this 2-bedroom, 1-bath residence offers comfortable, modern living with the convenience of main floor utilities. Enjoy relaxing on the covered porch overlooking the well-maintained lawn--perfect for morning coffee or evening unwinding. The home comes fully equipped with all appliances included, making it truly move-in ready. A wonderful opportunity for affordable living with stylish updates in a welcoming community.

Key facts

• Covered porch
• Well maintained lawn
• Move in ready

Tags

• UPDATED MANUFACTURED HOME
• COVERED PORCH
• WELL MAINTAINED LAWN
• MOVE IN READY

Property features AI

Finance

• HOA & community: Monthly association fee; Association covers grounds maintenance, sewer, and snow removal; Has association

Exterior

• Parking: Paved parking
• Utilities: Cable TV available; Community sewer; Community water
• Home design: Manufactured home
• Construction: Vinyl siding; Metal roof; Block foundation; Built as a manufactured structure
• Exterior features: Covered porch; Open porch; Lawn; Open, level lot; Paved road access; Has view

Interior

• Kitchen: Electric range; Cooktop; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Electric forced air heating
• Interior features: Cable internet available
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 1.0% in Hauser — 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 59/100 on livability (#192 in ID) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living B; Watch: employment C-, schools F, amenities F.
• Lakeland District (rural): math 41% / reading 57% proficiency, ranked #34 of 92 in ID (top 37%) — 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; 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 $861 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,765 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.24% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $113,652
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8512 N Kendra Way	0.06mi	3/2.0 (+1)	924 (0%)	12mo	$95,800	$104	78
17530 W Santiago Cir	0.12mi	3/1.0 (+1)	938 (+2%)	11mo	$115,000	$123	78
17000 W Santiago Cir #6	0.08mi	3/2.0 (+1)	924 (0%)	12mo	$117,000	$127	77

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $612
• Equity at exit: $18,563

10-year hold

• IRR: 8.5%
• Equity multiple: 1.60×
• Total profit: $21,003
• Equity at exit: $10,764

Cash invested: $34,860 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$653
• Tax est. 1.5%: −$156 /mo · $1,868/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $363

Break-even live

Break-even rent $1,089

Max offer price $124,500

Occupancy floor 72%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $124,500 Active 46 DOM
2. 2026-06-18
   days on market $124,500 Active 45 DOM
3. 2026-06-17
   days on market $124,500 Active 44 DOM
4. 2026-06-16
   days on market $124,500 Active 43 DOM
5. 2026-06-15
   days on market $124,500 Active 42 DOM
6. 2026-06-14
   days on market $124,500 Active 40 DOM
7. 2026-06-13
   days on market $124,500 Active 39 DOM
8. 2026-06-10
   days on market $124,500 Active 37 DOM
9. 2026-06-09
   days on market $124,500 Active 36 DOM
10. 2026-06-08
    days on market $124,500 Active 35 DOM
11. 2026-06-07
    days on market $124,500 Active 34 DOM
12. 2026-06-02
    days on market $124,500 Active 29 DOM
13. 2026-06-01
    days on market $124,500 Active 28 DOM
14. 2026-05-31
    days on market $124,500 Active 27 DOM
15. 2026-05-30
    days on market $124,500 Active 26 DOM
16. 2026-05-19
    price $124,500
17. 2026-04-27
    listed $129,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,585
• − Mortgage interest: −$6,974
• − Property taxes: −$1,868
• − Insurance: −$622
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$3,622
• Taxable income: $2,525
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,751/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 · 12 photos

Good 80/100 Cosmetic rehab

This charming single-wide manufactured home, built in 1994 and beautifully remodeled in 2021, offers modern updates and is move-in ready. The home is in good condition with no visible repairs needed, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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: Lakeland District
• NCES district ID: 1601800
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $52,454
• Composite: 42.13/100
• National rank: #3310
• State rank: #34 of 92 in ID

Livability — Hauser

• Score: 59/100
• State rank: #192
• US rank: #19909

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment C- Housing B- Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hauser, ID
• County: Kootenai County · 146,553 people
• 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

-3.9% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $124,500 CDAMLS
• 2026-04-27 Listed $129,500 CDAMLS