28 E Walrose Loop · Hayden, ID 83835

$97,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 38 Days on market

Built 1982 Excellent condition Est $97k · at est. ↓ 35% since listing

---

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 +7.3/15.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lending options available!! Come see this beautifully remodeled manufactured home, transformed from the studs up in 2023/24 to feel like new. Every detail has been updated, including brand-new insulation, drywall, subflooring, and luxury vinyl plank flooring throughout. The HVAC system was professionally installed by Bill's Heating, ensuring year-round comfort. The kitchen boasts brand-new quartz countertops, cabinets, and modern appliances, including a refrigerator, microwave, and gas range oven, all purchased in 2024. The exterior has been upgraded with new siding and a freshly built front deck, while a fence encloses three-quarters of the property, adding privacy. The roof was repaired and recoated in 2025, providing long-term durability. The front yard was hydroseeded in May 2024. Lot rent is $615 per month. Seller is highly motivated, offering to cover all closing costs as well as the first six months of lot rent. The home is move in ready and ready to show.

Key facts

• Move-in ready
• Quartz countertops
• Modern appliances

Tags

• MOVE-IN READY
• FULLY FURNISHED
• NEW INSULATION
• NEW CABINETRY
• QUARTZ COUNTERTOPS
• MODERN APPLIANCES

Property features AI

Finance

• HOA & community: Association covers sewer, water, trash, and snow removal; Has association

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Electric service; Natural gas available
• Home design: Mobile home; Single-story (manufactured); Pillar/post/pier foundation; Metal roof; T1-11 exterior siding
• Construction: T1-11 construction material; Metal roof; Pillar/post/pier foundation
• Exterior features: Covered porch; Lighting; Handicap access; Lawn; Full fencing; Open, level lot; Public maintained paved road; Paved parking; Shed(s)

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher; Disposal
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl
• Bathrooms: 1 main-level bathroom
• Heating & cooling: Natural gas and electric heating; Forced-air furnace
• Interior features: Washer hookup; Crawl space basement; Covered porch; Lighting; Handicap access; Lawn; Full fencing; Shed(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 2.2% in Hayden — 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 64/100 on livability (#150 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D+, amenities F, commute F.
• 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 (+1.2%/yr); 383 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 $671 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 + 1.2% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $94,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 D-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: 1.87% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.81%
• DSCR: 2.50
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $96,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 E Walrose Loop	0.00mi	2/1.0	840 (0%)	1mo	$97,000	$115	99
637 W Texas Ave	0.45mi	2/1.0	868 (+3%)	17mo	$35,000	$40	59
653 W Wyoming Ave	0.41mi	2/2.0	924 (+10%)	1mo	$40,000	$43	59
10418 N Camp Ct	0.69mi	2/1.0	936 (+11%)	4mo	$360,000	$385	45
10545 N Camp Ct	0.64mi	2/1.0	954 (+14%)	4mo	$365,000	$383	44

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 · 1.16% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.10×
• Total profit: $29,740
• Equity at exit: $14,463

10-year hold

• IRR: 33.5%
• Equity multiple: 3.79×
• Total profit: $75,698
• Equity at exit: $8,387

Cash invested: $27,160 (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 83835

• Rents YoY: 1.2%
• Active inventory: 383
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $765

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 53%

Sensitivity live

Price	-10% $832	-5% $799	+0% $765	+5% $732	+10% $698
Rent	-10% $622	-5% $693	+0% $765	+5% $837	+10% $909
Rate	-1.0pp $814	-0.5pp $790	base $765	+0.5pp $740	+1.0pp $714

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-05-12
   status Pending
2. 2026-05-05
   price $97,000
3. 2026-04-04
   listed $109,000 Active
4. 2025-04-08
   status Pending 977-char remark

   Show marketing remark (977 chars)

   Lending options available!! Come see this beautifully remodeled manufactured home, transformed from the studs up in 2023/24 to feel like new. Every detail has been updated, including brand-new insulation, drywall, subflooring, and luxury vinyl plank flooring throughout. The HVAC system was professionally installed by Bill's Heating, ensuring year-round comfort. The kitchen boasts brand-new quartz countertops, cabinets, and modern appliances, including a refrigerator, microwave, and gas range oven, all purchased in 2024. The exterior has been upgraded with new siding and a freshly built front deck, while a fence encloses three-quarters of the property, adding privacy. The roof was repaired and recoated in 2025, providing long-term durability. The front yard was hydroseeded in May 2024. Lot rent is $615 per month. Seller is highly motivated, offering to cover all closing costs as well as the first six months of lot rent. The home is move in ready and ready to show.

5. 2025-03-26
   price $99,000 977-char remark

   Show marketing remark (977 chars)

   Lending options available!! Come see this beautifully remodeled manufactured home, transformed from the studs up in 2023/24 to feel like new. Every detail has been updated, including brand-new insulation, drywall, subflooring, and luxury vinyl plank flooring throughout. The HVAC system was professionally installed by Bill's Heating, ensuring year-round comfort. The kitchen boasts brand-new quartz countertops, cabinets, and modern appliances, including a refrigerator, microwave, and gas range oven, all purchased in 2024. The exterior has been upgraded with new siding and a freshly built front deck, while a fence encloses three-quarters of the property, adding privacy. The roof was repaired and recoated in 2025, providing long-term durability. The front yard was hydroseeded in May 2024. Lot rent is $615 per month. Seller is highly motivated, offering to cover all closing costs as well as the first six months of lot rent. The home is move in ready and ready to show.

6. 2025-03-20
   listed $109,000 Active 977-char remark

   Show marketing remark (977 chars)

   Lending options available!! Come see this beautifully remodeled manufactured home, transformed from the studs up in 2023/24 to feel like new. Every detail has been updated, including brand-new insulation, drywall, subflooring, and luxury vinyl plank flooring throughout. The HVAC system was professionally installed by Bill's Heating, ensuring year-round comfort. The kitchen boasts brand-new quartz countertops, cabinets, and modern appliances, including a refrigerator, microwave, and gas range oven, all purchased in 2024. The exterior has been upgraded with new siding and a freshly built front deck, while a fence encloses three-quarters of the property, adding privacy. The roof was repaired and recoated in 2025, providing long-term durability. The front yard was hydroseeded in May 2024. Lot rent is $615 per month. Seller is highly motivated, offering to cover all closing costs as well as the first six months of lot rent. The home is move in ready and ready to show.

7. 2024-11-04
   price $89,000
8. 2024-10-10
   price $94,500
9. 2024-10-04
   price $97,000
10. 2024-09-09
    price $99,000
11. 2024-09-06
    listed $109,000 Active
12. 2024-08-05
    historical
13. 2024-07-16
    price $109,000
14. 2024-07-16
    price $109,000
15. 2024-07-02
    price $119,000
16. 2024-07-02
    price $119,000
17. 2024-06-05
    price $124,000
18. 2024-06-05
    price $124,000
19. 2024-05-28
    listed $134,000 Active
20. 2024-05-23
    listed $134,000 Active
21. 2024-04-30
    price $129,000
22. 2024-04-15
    price $139,000
23. 2024-03-28
    listed $149,000 Active

ⓘ 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: $21,805
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$2,822
• Taxable income: $8,121
• Est. tax owed @ 24.0%: −$1,949
• After-tax cash flow: $7,233/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

Excellent 95/100 None rehab

This move-in ready, completely renovated home offers a seamless living experience with updated interiors and exteriors, making it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and could attract more buyers
• Both Add a small garden or planter box — Improves curb appeal and adds value
• Both Install a smart thermostat — Improves energy efficiency and comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and could attract more buyers ↑
• Both Add a small garden or planter box — Improves curb appeal and adds value ↑
• Both Install a smart thermostat — Improves energy efficiency and comfort ↑

ⓘ 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: 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 — Hayden

• Score: 64/100
• State rank: #150
• US rank: #14103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayden, ID
• County: Kootenai County · 146,553 people
• City population: 24,238
• Metro: Coeur d'Alene, ID
• Population (ZIP): 24,238
• Household income: $91,316
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 345.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 6% Italian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -271.03%
• Current HPI: 256.927
• Rent YoY: ▲ 1.16%
• 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

-34.9% since first listed

23 events — show timeline

• 2026-05-12 Pending — CDAMLS
• 2026-05-05 Price Changed $97,000 CDAMLS
• 2026-04-04 Listed $109,000 CDAMLS
• 2025-04-08 Pending — CDAMLS
• 2025-03-26 Price Changed $99,000 CDAMLS
• 2025-03-20 Listed $109,000 CDAMLS
• 2024-11-04 Price Changed $89,000 CDAMLS
• 2024-10-10 Price Changed $94,500 CDAMLS
• 2024-10-04 Price Changed $97,000 CDAMLS
• 2024-09-09 Price Changed $99,000 CDAMLS
• 2024-09-06 Listed $109,000 CDAMLS
• 2024-08-05 Listing Removed — SPOKANEMLS as Distributed by MLS Grid
• 2024-07-16 Price Changed $109,000 SPOKANEMLS as Distributed by MLS Grid
• 2024-07-16 Price Changed $109,000 CDAMLS
• 2024-07-02 Price Changed $119,000 SPOKANEMLS as Distributed by MLS Grid
• 2024-07-02 Price Changed $119,000 CDAMLS
• 2024-06-05 Price Changed $124,000 SPOKANEMLS as Distributed by MLS Grid
• 2024-06-05 Price Changed $124,000 CDAMLS
• 2024-05-28 Listed $134,000 SPOKANEMLS as Distributed by MLS Grid
• 2024-05-23 Listed $134,000 CDAMLS
• 2024-04-30 Price Changed $129,000 CDAMLS
• 2024-04-15 Price Changed $139,000 CDAMLS
• 2024-03-28 Listed $149,000 CDAMLS