542 W Myriah Loop · Coeur d'Alene, ID 83815

$115,000

2 bd · 2.0 ba · 1,145 sqft · Manufactured · 73 Days on market

Built 1994

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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 MLS

Extremely clean 2 bed room 2 bath in 55+ park. nice quiet low cost living, close to Fred Myers, the mall, well just about everything.

Key facts

• Roomy front porch
• New flooring
• Fresh interior paint

Tags

• NEW FLOORING
• FRESH INTERIOR PAINT
• BREAKFAST BAR SEATING
• LARGE GARDEN SHED
• PARTIALLY FENCED BACKYARD
• ROOMY FRONT PORCH

Property features AI

Finance

• HOA & community: Association fees include sewer, trash and water

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story (manufactured); Private maintained road
• Construction: Pressboard construction materials; Composition roof; Block foundation; Built as a manufactured structure
• Exterior features: Patio; Open porch; Lawn; Back yard fencing; Shed(s) and storage

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: 2 main level bedrooms
• Flooring: Laminate
• Bathrooms: 2 main level bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Electric water heater; Garbage disposal; Dishwasher; Washer hookup; Electric dryer hookup; No basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $795 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.50% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.30%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.62×
• Total profit: $19,902
• Equity at exit: $17,147

10-year hold

• IRR: 24.7%
• Equity multiple: 3.27×
• Total profit: $73,189
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $571

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 62%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2828 N Julia St Unit 2 Coeur d'Alene, ID	2.0	1.0	900	$1,495	$1.66	21d	1	0.37mi
128 W Neider Ave Coeur d'Alene, ID	1.0–3.0	1.0–2.0	981	$1,595	$1.63	13d	4	0.40mi
3219 N Thicket Ln Unit 3219 Thicket Coeur d'Alene, ID	2.0	1.5	900	$1,550	$1.72	13d	1	0.61mi
4208 N Crown Ave Coeur D Alene, ID	2.0	1.0	950	$1,500	$1.58	13d	1	0.62mi
3825 N Ramsey Rd Coeur D Alene, ID	2.0–3.0	2.0	1039	$1,618	$1.56	21d	1	0.71mi
1519 W Hyacinth Ln Unit 1519 Coeur d'Alene, ID	3.0	2.5	1180	$1,895	$1.61	13d	1	0.75mi
4188 Player Dr Unit 4188 Coeur d'Alene, ID	2.0	2.0	1125	$1,725	$1.53	21d	1	0.91mi
1000 W Ironwood Dr Coeur D Alene, ID	2.0	1.0	715	$1,610	$2.25	13d	2	0.93mi
3870 N Honeysuckle Dr Unit B Coeur d'Alene, ID	2.0	1.0	1144	$1,495	$1.31	13d	1	1.02mi
111 E Hattie Ave Unit 4 Coeur d'Alene, ID	2.0	1.0	900	$1,595	$1.77	21d	1	1.03mi
1827 Westminster Ave Unit A2-26 Coeur d'Alene, ID	2.0	2.0	1248	$1,899	$1.52	21d	1	1.08mi
1053 Emma Ave Apt 214 Coeur d'Alene, ID	1.0	1.0	740	$473	$0.64	13d	1	1.08mi
1053 Emma Ave Unit 422 Coeur d'Alene, ID	2.0	1.0	840	$1,222	$1.45	13d	1	1.08mi
1001 W Emma Ave Coeur D Alene, ID	1.0–2.0	1.0	650	$1,350	$2.08	13d	3	1.10mi
1101 Emma Ave Unit 1101 Emma L Coeur d'Alene, ID	2.0	2.0	700	$1,375	$1.96	21d	1	1.12mi
2099 W Plymouth Cir Unit C28 Coeur d'Alene, ID	3.0	2.0	924	$2,129	$2.30	21d	1	1.21mi
1006 E Gilbert Ave Unit 1008 Coeur d'Alene, ID	2.0	1.0	1000	$1,500	$1.50	21d	1	1.24mi
1705 N Government Way Coeur D Alene, ID	1.0–2.0	1.0	770	$1,550	$2.01	13d	5	1.32mi
1705 N Government Way Apt 307 Coeur d'Alene, ID	2.0	1.0	936	$1,525	$1.63	21d	1	1.32mi
1950 Bellerive Ln Unit 1542957P Coeur d'Alene, ID	2.0	2.0	1496	$4,712	$3.15	13d	1	1.32mi
1720 N 5th St Coeur d'Alene, ID	3.0	2.0	1200	$1,700	$1.42	21d	1	1.42mi
1718 N 5th St Unit 1720 Coeur d'Alene, ID	3.0	2.0	1200	$1,700	$1.42	21d	1	1.43mi
1908 N 8th St Unit Pin Coeur d'Alene, ID	2.0	1.0	750	$1,475	$1.97	21d	1	1.46mi
3293 N Ladalia Dr Coeur D Alene, ID	2.0	2.0	1100	$2,450	$2.23	13d	1	1.49mi

Listing history 5 events

1. 2026-05-08
   status Pending
2. 2026-03-18
   price $115,000
3. 2026-02-24
   listed $125,000 Active
4. 2010-04-29
   soldstatus 133-char remark

   Show marketing remark (133 chars)

   Extremely clean 2 bed room 2 bath in 55+ park. nice quiet low cost living, close to Fred Myers, the mall, well just about everything.

5. 2010-03-24
   listed $39,900 133-char remark

   Show marketing remark (133 chars)

   Extremely clean 2 bed room 2 bath in 55+ park. nice quiet low cost living, close to Fred Myers, the mall, well just about everything.

ⓘ 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: $20,753
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$3,345
• Taxable income: $5,345
• Est. tax owed @ 24.0%: −$1,283
• After-tax cash flow: $5,575/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

+188.2% since first listed

5 events — show timeline

• 2026-05-08 Pending — CDAMLS
• 2026-03-18 Price Changed $115,000 CDAMLS
• 2026-02-24 Listed $125,000 CDAMLS
• 2010-04-29 Sold (MLS) — CDAMLS
• 2010-03-24 Listed $39,900 CDAMLS