8581 N Angelica Ln · Hauser, ID 83854

$100,000

2 bd · 2.0 ba · 924 sqft · SingleFamily · 21 Days on market

Built 1995 Good condition Est $114k · 12% under

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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
• ARV discount +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller!! Come enjoy affordable living in Hauser ID! This cozy home is situated on Leased Land in the Southview Terrace community. Current Lot Rent is $850 per month. All potential purchasers will need to be approved by the Park. Features new interior paint, carpet in Primary bedroom and other improvements. 2 beds, 2 baths with central living area and bedrooms on opposite ends of the home. Nice sized yard with raised garden beds and large deck for outdoor living. Includes covered carport. Welcome Home!

Key facts

• Large deck
• Covered carport
• Raised garden beds

Tags

• SOUTHVIEW TERRACE COMMUNITY
• NEW INTERIOR PAINT
• RAISED GARDEN BEDS
• LARGE DECK
• COVERED CARPORT

Property features AI

Finance

• HOA & community: Monthly association (association name/ID: 850); Association covers grounds maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: Paved road access
• Utilities: Community water; Community sewer; Cable TV
• Home design: Mobile home; Single-story; Level lot
• Construction: T1-11 exterior siding; Composition roof; Block foundation; Crawl space (no basement)
• Exterior features: Covered porch; Garden; Lawn; Back-yard fencing; Shed(s)

Interior

• Kitchen: Refrigerator; Dishwasher; Cooktop
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Luxury vinyl plank (LVP)
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Electric heating; Forced air; Electric stove
• Interior features: Washer hookup; Electric water heater
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) 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 $98,500 (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. 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?
3. 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.
4. 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.
5. 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: 1.55% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.82%
• DSCR: 2.02
• GRM: 5.4

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	0.05mi	3/2.0 (+1)	924 (0%)	12mo	$95,800	$104	82
17000 W Santiago Cir #6	0.11mi	3/2.0 (+1)	924 (0%)	12mo	$117,000	$127	80
17530 W Santiago Cir	0.08mi	3/1.0 (+1)	938 (+2%)	11mo	$115,000	$123	76

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: 14.0%
• Equity multiple: 1.55×
• Total profit: $15,366
• Equity at exit: $14,910

10-year hold

• IRR: 21.6%
• Equity multiple: 2.70×
• Total profit: $47,737
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $532

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 61%

Sensitivity live

Price	-10% $602	-5% $567	+0% $532	+5% $498	+10% $463
Rent	-10% $410	-5% $471	+0% $532	+5% $594	+10% $655
Rate	-1.0pp $583	-0.5pp $558	base $532	+0.5pp $507	+1.0pp $480

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $100,000 Active 21 DOM
2. 2026-06-18
   days on market $100,000 Active 20 DOM
3. 2026-06-17
   days on market $100,000 Active 19 DOM
4. 2026-06-16
   days on market $100,000 Active 18 DOM
5. 2026-06-15
   remarks 516-char remark
6. 2026-06-15
   price $100,000 Active 17 DOM
7. 2026-06-15
   days on market $110,000 Active 17 DOM
8. 2026-06-14
   days on market $110,000 Active 15 DOM
9. 2026-06-13
   days on market $110,000 Active 14 DOM
10. 2026-06-10
    days on market $110,000 Active 12 DOM
11. 2026-06-09
    days on market $110,000 Active 11 DOM
12. 2026-06-08
    days on market $110,000 Active 10 DOM
13. 2026-06-07
    days on market $110,000 Active 9 DOM
14. 2026-06-02
    days on market $110,000 Active 4 DOM
15. 2026-06-01
    days on market $110,000 Active 3 DOM
16. 2026-05-31
    days on market $110,000 Active 2 DOM
17. 2026-05-28
    listed $110,000 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: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$2,909
• Taxable income: $5,101
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $5,165/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 home is in good condition with cosmetic updates needed. It offers a cozy living space with a well-maintained exterior and a large yard. The property is move-in ready and has the potential for significant value increases with minor updates.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — improves curb appeal and adds value
• Both new flooring in kitchen — updates dated kitchen and adds value
• Both new kitchen appliances — enhances kitchen functionality and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — improves curb appeal and adds value ↑
• Both new flooring in kitchen — updates dated kitchen and adds value ↑
• Both new kitchen appliances — enhances kitchen functionality and adds 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: 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

1 event — show timeline

• 2026-05-28 Listed $110,000 CDAMLS