2082 W Yorkshire Ave · Coeur d'Alene, ID 83815

$90,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured · 51 Days on market

Built 1996

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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 +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

Oak Crest Special! Welcome to this beautifully updated 3 bedroom, 2 bathroom home featuring soaring cathedral ceilings and fresh modern touches throughout. Recent upgrades include a brand-new entrance ramp and deck, stylish new LVP flooring, and a completely remodeled guest bathroom. Enjoy peace of mind with a new furnace and water heater installed in 2025. Outside, you'll love the private fully fenced yard, ample parking, and functional layout that makes everyday living comfortable and convenient. This move-in ready home offers the perfect blend of charm, updates, and value! Lot rent of $1,195 monthyly includes trash, sewer, water, snow removal, community pool, clubhouse, park, and pic

Key facts

• New guest bath
• Cathedral ceilings
• Plenty of parking

Tags

• CATHEDRAL CEILINGS
• NEW LVP FLOORING
• NEW GUEST BATH
• PRIVATE FULLY FENCED YARD
• PLENTY OF PARKING

Property features AI

Exterior

• Utilities: Public water; Private sewer; Publicly maintained road
• Home design: Manufactured home; Pillar/post/pier foundation; Composition roof; Vinyl siding
• Construction: Vinyl siding construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Lawn; Level lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 main-level bedrooms
• Flooring: LVP flooring
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Electric heating; Forced air
• Interior features: Washer hookup; Disposal
• Laundry & utility: Electric dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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; 15 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).
• This rent runs 32% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 4.2% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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. 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: 2.28% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.50%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $43,956
• 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	0.20mi	3/2.0	1,344 (+13%)	3mo	$50,000	$37	66

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: 46.3%
• Equity multiple: 3.04×
• Total profit: $51,489
• Equity at exit: $13,419

10-year hold

• IRR: 52.6%
• Equity multiple: 6.45×
• Total profit: $137,307
• Equity at exit: $7,782

Cash invested: $25,200 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,050 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $998

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,060	-5% $1,029	+0% $998	+5% $966	+10% $935
Rent	-10% $836	-5% $917	+0% $998	+5% $1,079	+10% $1,160
Rate	-1.0pp $1,043	-0.5pp $1,020	base $998	+0.5pp $974	+1.0pp $951

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	21d	1	0.05mi
1827 Westminster Ave Unit A2-26 Coeur d'Alene, ID	2.0	2.0	1248	$1,899	$1.52	21d	1	0.15mi
5773 N Morleau Ln Coeur D Alene, ID	4.0	2.0	1394	$2,550	$1.83	14d	1	0.30mi
4188 Player Dr Unit 4188 Coeur d'Alene, ID	2.0	2.0	1125	$1,725	$1.53	21d	1	0.33mi
1519 W Hyacinth Ln Unit 1519 Coeur d'Alene, ID	3.0	2.5	1180	$1,895	$1.61	14d	1	0.48mi
3825 N Ramsey Rd Coeur D Alene, ID	2.0–3.0	2.0	1039	$1,731	$1.67	21d	1	0.62mi
2001 W Voltaire Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	988	$1,999	$2.02	14d	11	0.63mi
1681 Pampas Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	989	$1,930	$1.95	14d	22	0.71mi
6735 N Spurwing Loop Coeur d'Alene, ID	3.0	2.0	1400	$1,795	$1.28	21d	1	0.93mi
6510 N Atlas Rd #207 Coeur D Alene, ID	3.0	2.0	1282	$2,200	$1.72	21d	1	0.94mi
1070 W Rustic Lodge Dr Unit 204 Coeur d'Alene, ID	2.0	2.0	1025	$1,715	$1.67	21d	1	1.02mi
1065 W Rustic Lodge Dr Unit 101 Coeur d'Alene, ID	3.0	2.0	1187	$1,810	$1.52	14d	1	1.03mi
4208 N Crown Ave Coeur D Alene, ID	2.0	1.0	950	$1,500	$1.58	14d	1	1.19mi
2828 N Julia St Unit 2 Coeur d'Alene, ID	2.0	1.0	900	$1,495	$1.66	21d	1	1.41mi
1586 W Switchgrass Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.5	1062	$2,295	$2.16	14d	5	1.48mi

Listing history 23 events

1. 2026-06-19
   days on market $90,000 Active 51 DOM
2. 2026-06-18
   days on market $90,000 Active 50 DOM
3. 2026-06-17
   days on market $90,000 Active 49 DOM
4. 2026-06-16
   days on market $90,000 Active 48 DOM
5. 2026-06-15
   days on market $90,000 Active 47 DOM
6. 2026-06-14
   days on market $90,000 Active 45 DOM
7. 2026-06-13
   days on market $90,000 Active 44 DOM
8. 2026-06-10
   days on market $90,000 Active 42 DOM
9. 2026-06-09
   days on market $90,000 Active 41 DOM
10. 2026-06-08
    days on market $90,000 Active 40 DOM
11. 2026-06-07
    days on market $90,000 Active 39 DOM
12. 2026-06-03
    days on market $90,000 Active 35 DOM
13. 2026-06-02
    days on market $90,000 Active 34 DOM
14. 2026-06-01
    days on market $90,000 Active 33 DOM
15. 2026-05-31
    days on market $90,000 Active 32 DOM
16. 2026-05-30
    days on market $90,000 Active 31 DOM
17. 2026-04-29
    listed $100,000 Active
18. 2013-06-12
    historical
19. 2013-06-12
    historical
20. 2012-11-02
    soldstatus
21. 2012-03-15
    listed $29,900
22. 2011-02-01
    listed $38,900
23. 2010-06-24
    listed $39,500

ⓘ 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: $24,601
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$2,618
• Taxable income: $11,205
• Est. tax owed @ 24.0%: −$2,689
• After-tax cash flow: $9,282/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

+153.2% since first listed

7 events — show timeline

• 2026-04-29 Listed $100,000 CDAMLS
• 2013-06-12 Delisted — CDAMLS
• 2013-06-12 Delisted — CDAMLS
• 2012-11-02 Sold (MLS) — CDAMLS
• 2012-03-15 Listed $29,900 CDAMLS
• 2011-02-01 Listed $38,900 CDAMLS
• 2010-06-24 Listed $39,500 CDAMLS