2489 W Plymouth Cir · Coeur d'Alene, ID 83815

$67,400

2 bd · 2.0 ba · 924 sqft · SingleFamily · 124 Days on market

Built 1993 Est $67k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.9/15.0
• 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

Completely remodeled, move-in ready manufactured home on leased land in Oak Crest Park. Two bedrooms, two bathrooms with darling attached stick built room. This 10' x 19' room, with a sliding glass door to the backyard, is perfect as a hobby room, entertainment room, storage or man-cave! New vinyl windows throughout and new appliances. Freshly painted inside and out. Home is located on a quite 'circle loop' street, so minimal traffic. Roof is approximately one year old. New carpet and new vinyl flooring. New light fixtures, new electrical outlets and ceiling fans. Skirting is in excellent condition. Much attention has been paid to detail, all the way down to 3/4'' landscaping river rock.

Key facts

• Vinyl windows
• Clubhouse
• Newer roof

Tags

• ATTACHED STICK-BUILT ROOM
• VINYL WINDOWS
• LIGHT FIXTURES
• CEILING FANS
• NEWER ROOF
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Monthly association fee; Community features include sidewalks and curbs

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story (manufactured); T1-11 exterior
• Construction: Composition and metal roof; Brick/mortar and pillar/post/pier foundation; Manufactured construction; make/model: GUER
• Exterior features: Covered porch; Lawn; Shed(s); Open, corner, level lot; Paved road; public maintained road

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Electric heating; Forced air
• Interior features: Washer hookup; No basement
• Laundry & utility: Electric dryer hookup; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.4% 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 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); 321 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $466 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $59,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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: 2.79% ✓
• Cap rate: 24.40%
• Cash-on-cash: 64.68%
• DSCR: 3.88
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $66,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5559 N Burkshire Ave	0.08mi	2/2.0	924 (0%)	10mo	$69,000	$75	88
2122 W Windermere Ave	0.18mi	3/2.0 (+1)	924 (0%)	2mo	$60,000	$65	85
1644 W Windsor Ave	0.36mi	2/2.0	924 (0%)	0mo	$55,000	$60	83
2297 W Plymouth	0.10mi	2/1.0	938 (+2%)	7mo	$42,500	$45	83
2243 W Oxford Cir	0.06mi	3/1.0 (+1)	954 (+3%)	5mo	$68,800	$72	79
1686 W Dartmouth Cir	0.33mi	2/2.0	924 (0%)	7mo	$79,000	$85	79
1736 W Marlborough Ave	0.27mi	2/1.0	938 (+2%)	10mo	$89,000	$95	73
4918 W Cougar Cir	0.50mi	2/2.0	924 (0%)	8mo	$69,000	$75	70
4933 W Cougar Cir	0.48mi	2/1.0	924 (0%)	6mo	$30,000	$32	68
1942 W Dartmouth Cir	0.20mi	2/2.0	1,022 (+11%)	8mo	$75,000	$73	66
4948 W Cougar Cir	0.47mi	2/1.0	864 (-6%)	5mo	$30,000	$35	59
4954 W Cougar Cir	0.46mi	2/1.0	864 (-6%)	7mo	$35,000	$41	58

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: 65.2%
• Equity multiple: 3.98×
• Total profit: $56,184
• Equity at exit: $10,050

10-year hold

• IRR: 69.9%
• Equity multiple: 8.53×
• Total profit: $142,102
• Equity at exit: $5,828

Cash invested: $18,872 (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: 321
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$353
• Tax est. 1.5%: −$84 /mo · $1,011/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $1,017

Break-even live

Break-even rent $590

Max offer price $67,400

Occupancy floor 41%

Sensitivity live

Price	-10% $1,064	-5% $1,040	+0% $1,017	+5% $994	+10% $971
Rent	-10% $869	-5% $943	+0% $1,017	+5% $1,091	+10% $1,165
Rate	-1.0pp $1,051	-0.5pp $1,034	base $1,017	+0.5pp $1,000	+1.0pp $982

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: $16,850
• Closing costs: $2,022
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.12mi
4188 Player Dr Unit 4188 Coeur d'Alene, ID	2.0	2.0	1125	$1,725	$1.53	22d	1	0.31mi
3825 N Ramsey Rd Coeur D Alene, ID	2.0–3.0	2.0	1039	$1,618	$1.56	22d	1	0.54mi
2001 W Voltaire Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	988	$1,774	$1.80	14d	11	0.77mi
1681 Pampas Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	989	$1,740	$1.76	14d	22	0.87mi
1070 W Rustic Lodge Dr Unit 204 Coeur d'Alene, ID	2.0	2.0	1025	$1,715	$1.67	22d	1	1.19mi
4208 N Crown Ave Coeur D Alene, ID	2.0	1.0	950	$1,500	$1.58	14d	1	1.25mi
2828 N Julia St Unit 2 Coeur d'Alene, ID	2.0	1.0	900	$1,495	$1.66	22d	1	1.35mi
3293 N Ladalia Dr Coeur D Alene, ID	2.0	2.0	1100	$2,450	$2.23	14d	1	1.35mi

Listing history 23 events

1. 2026-06-21
   days on market $67,400 Active 124 DOM
2. 2026-06-19
   days on market $67,400 Active 122 DOM
3. 2026-06-18
   days on market $67,400 Active 121 DOM
4. 2026-06-17
   days on market $67,400 Active 120 DOM
5. 2026-06-16
   days on market $67,400 Active 119 DOM
6. 2026-06-15
   days on market $67,400 Active 118 DOM
7. 2026-06-14
   days on market $67,400 Active 116 DOM
8. 2026-06-13
   days on market $67,400 Active 115 DOM
9. 2026-06-10
   days on market $67,400 Active 113 DOM
10. 2026-06-09
    days on market $67,400 Active 112 DOM
11. 2026-06-08
    days on market $67,400 Active 111 DOM
12. 2026-06-07
    days on market $67,400 Active 110 DOM
13. 2026-06-03
    days on market $67,400 Active 106 DOM
14. 2026-06-02
    days on market $67,400 Active 105 DOM
15. 2026-06-01
    days on market $67,400 Active 104 DOM
16. 2026-05-31
    days on market $67,400 Active 103 DOM
17. 2026-05-30
    days on market $67,400 Active 102 DOM
18. 2026-02-12
    listed $69,900 Active
19. 2025-08-25
    listed $69,900 Active
20. 2017-07-07
    soldstatus 705-char remark

    Show marketing remark (705 chars)

    Completely remodeled, move-in ready manufactured home on leased land in Oak Crest Park. Two bedrooms, two bathrooms with darling attached stick built room. This 10' x 19' room, with a sliding glass door to the backyard, is perfect as a hobby room, entertainment room, storage or man-cave! New vinyl windows throughout and new appliances. Freshly painted inside and out. Home is located on a quite 'circle loop' street, so minimal traffic. Roof is approximately one year old. New carpet and new vinyl flooring. New light fixtures, new electrical outlets and ceiling fans. Skirting is in excellent condition. Much attention has been paid to detail, all the way down to 3/4'' landscaping river rock.

21. 2017-05-09
    listed $59,000 705-char remark

    Show marketing remark (705 chars)

    Completely remodeled, move-in ready manufactured home on leased land in Oak Crest Park. Two bedrooms, two bathrooms with darling attached stick built room. This 10' x 19' room, with a sliding glass door to the backyard, is perfect as a hobby room, entertainment room, storage or man-cave! New vinyl windows throughout and new appliances. Freshly painted inside and out. Home is located on a quite 'circle loop' street, so minimal traffic. Roof is approximately one year old. New carpet and new vinyl flooring. New light fixtures, new electrical outlets and ceiling fans. Skirting is in excellent condition. Much attention has been paid to detail, all the way down to 3/4'' landscaping river rock.

22. 2017-03-31
    soldstatus
23. 2017-03-27
    listed $18,000

ⓘ 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: $22,526
• − Mortgage interest: −$3,775
• − Property taxes: −$1,011
• − Insurance: −$337
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$1,961
• Taxable income: $11,837
• Est. tax owed @ 24.0%: −$2,841
• After-tax cash flow: $9,365/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

+288.3% since first listed

6 events — show timeline

• 2026-02-12 Listed $69,900 CDAMLS
• 2025-08-25 Listed $69,900 CDAMLS
• 2017-07-07 Sold (MLS) — CDAMLS
• 2017-05-09 Listed $59,000 CDAMLS
• 2017-03-31 Sold (MLS) — CDAMLS
• 2017-03-27 Listed $18,000 CDAMLS