16939 W Santiago Cir · Hauser, ID 83854

$129,900

3 bd · 2.0 ba · 1,008 sqft · SingleFamily · 100 Days on market

Built 1992 Est $124k · at est. ↓ 5% 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +5.4/15.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION BUYERS . .. . The Seller has REDUCED THE PRICE of this lovely manufactured home to $129,900. In addition, YOU WILL BE GIVEN 2 MONTHS OF PAID LOT FEE at closing, AND the SELLER WILL PAY ALL BUYER CLOSING COSTS. The seller introduces you to a marvelous, well kept manufactured home in this Southview Terrace Community located in Hauser, ID. This 3 bedroom and 2 bath home is surrounded by wonderful landscaping, carport and detached 13' x 13 1/2' shed with plenty of storage space. Included in the purchase is an entire array of brand new appliances - dishwasher, microwave, refrigerator, stove/oven, and including a new freezer. The washer and dryer are included along with a security came

Key facts

• Brand new appliances
• Manufactured home
• Detached shed

Tags

• MANUFACTURED HOME
• SOUTHVIEW TERRACE COMMUNITY
• WONDERFUL LANDSCAPING
• DETACHED SHED
• BRAND NEW APPLIANCES
• SECURITY CAMERA SYSTEM

Property features AI

Finance

• HOA & community: Part of Southview Terrace association (monthly fee); Association covers grounds maintenance, sewer, snow removal, trash, and water

Exterior

• Utilities: Community sewer; Community water; Electric power
• Home design: Manufactured home; Single-story (manufactured); Pillar/post/pier foundation; Composition roof; T1-11 exterior siding
• Construction: Built with T1-11 siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch; Outdoor lighting; Lawn; Partial fencing; Shed(s); Landscaped, level yard; Paved public-maintained road access

Interior

• Kitchen: Electric range; Cooktop; Microwave; Refrigerator; Freezer; Dishwasher
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; LVP
• Bathrooms: 3 main-level bathrooms
• Heating & cooling: Electric heating; Furnace
• Interior features: High-speed internet; Washer hookup; No basement; crawl space
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $123,984
• 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	0.00mi	3/2.0	924 (-8%)	12mo	$95,800	$104	76
17000 W Santiago Cir #6	0.06mi	3/2.0	924 (-8%)	12mo	$117,000	$127	73
17530 W Santiago Cir	0.07mi	3/1.0	938 (-7%)	11mo	$115,000	$123	72

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: 10.4%
• Equity multiple: 1.40×
• Total profit: $14,609
• Equity at exit: $19,369

10-year hold

• IRR: 18.2%
• Equity multiple: 2.40×
• Total profit: $50,907
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,902 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $605

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 63%

Sensitivity live

Price	-10% $695	-5% $650	+0% $605	+5% $560	+10% $515
Rent	-10% $455	-5% $530	+0% $605	+5% $680	+10% $755
Rate	-1.0pp $670	-0.5pp $638	base $605	+0.5pp $571	+1.0pp $537

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $129,900 Active 100 DOM
2. 2026-06-18
   days on market $129,900 Active 99 DOM
3. 2026-06-17
   days on market $129,900 Active 98 DOM
4. 2026-06-16
   days on market $129,900 Active 97 DOM
5. 2026-06-15
   days on market $129,900 Active 96 DOM
6. 2026-06-14
   days on market $129,900 Active 94 DOM
7. 2026-06-13
   days on market $129,900 Active 93 DOM
8. 2026-06-10
   days on market $129,900 Active 91 DOM
9. 2026-06-09
   days on market $129,900 Active 90 DOM
10. 2026-06-08
    days on market $129,900 Active 89 DOM
11. 2026-06-07
    days on market $129,900 Active 88 DOM
12. 2026-06-02
    days on market $129,900 Active 83 DOM
13. 2026-06-01
    days on market $129,900 Active 82 DOM
14. 2026-05-31
    days on market $129,900 Active 81 DOM
15. 2026-05-30
    days on market $129,900 Active 80 DOM
16. 2026-05-21
    price $129,900
17. 2026-03-11
    listed $136,900 Active
18. 2025-05-15
    listed $136,900 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: $22,826
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$3,779
• Taxable income: $5,521
• Est. tax owed @ 24.0%: −$1,325
• After-tax cash flow: $5,935/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: 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

-5.1% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $129,900 CDAMLS
• 2026-03-11 Listed $136,900 CDAMLS
• 2025-05-15 Listed $136,900 CDAMLS