3522 N Baron Ct · Coeur d'Alene, ID 83815

$55,000

2 bd · 1.0 ba · 724 sqft · SingleFamily · 120 Days on market

Built 1971 ↓ 13% since listing

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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

Welcome to this completely custom remodeled single-wide home that perfectly blends modern comfort with unbeatable convenience. This turn-key residence offers 2 bedrooms and 1 beautifully updated bathroom, thoughtfully designed to make the most of every inch of space. Step inside to find brand-new cabinetry, contemporary flooring, and a sleek, fully updated bathroom. The vaulted ceilings in the living room create an open, airy feeling.

Key facts

• Custom remodeled
• Vaulted ceilings
• Brand-new cabinetry

Tags

• CUSTOM REMODELED
• BRAND-NEW CABINETRY
• CONTEMPORARY FLOORING
• FULLY UPDATED BATHROOM
• VAULTED CEILINGS

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public sewer; Community water system
• Home design: Mobile home; Pillar/post/pier foundation; Rubber roof
• Construction: Aluminum siding; BRKW make/model mobile home
• Exterior features: Covered deck; Corner lot; Private maintained road

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Forced air heating (natural gas and electric); Wall cooling unit(s)
• Interior features: Washer hookup; No basement (crawl space)
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.6% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.81% ✓
• Cap rate: 24.65%
• Cash-on-cash: 65.55%
• DSCR: 3.92
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $306,252
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4408 N Meadow Ranch Ave	0.33mi	2/1.0	767 (+6%)	6mo	$339,000	$442	70
158 W Stratus Ln	0.29mi	2/1.0	784 (+8%)	9mo	$70,000	$89	65
4386 N Meadow Ranch Ave	0.34mi	2/1.0	795 (+10%)	4mo	$330,000	$415	64
4372 N Meadow Ranch Ave	0.35mi	2/1.0	792 (+9%)	8mo	$340,000	$429	62
4368 N Meadow Ranch Ave	0.35mi	2/1.0	792 (+9%)	8mo	$335,000	$423	61
3041 N Weathers Ln	0.31mi	2/1.0	784 (+8%)	23mo	$67,500	$86	52
4412 N Meadow Ranch Ave	0.33mi	2/1.0	792 (+9%)	20mo	$345,000	$436	52

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: 66.1%
• Equity multiple: 4.02×
• Total profit: $46,577
• Equity at exit: $8,201

10-year hold

• IRR: 70.8%
• Equity multiple: 8.64×
• Total profit: $117,586
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $841

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 41%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 E Borah Ave Unit 3 Coeur d'Alene, ID	2.0	1.0	600	$1,295	$2.16	21d	1	0.77mi
1000 W Ironwood Dr Coeur D Alene, ID	2.0	1.0	715	$1,610	$2.25	13d	2	0.98mi
1053 Emma Ave Apt 214 Coeur d'Alene, ID	1.0	1.0	740	$473	$0.64	13d	1	1.13mi
1001 W Emma Ave Coeur D Alene, ID	1.0–2.0	1.0	650	$1,350	$2.08	13d	3	1.14mi
1101 Emma Ave Unit 1101 Emma L Coeur d'Alene, ID	2.0	2.0	700	$1,375	$1.96	21d	1	1.17mi
1705 N Government Way Coeur D Alene, ID	1.0–2.0	1.0	770	$1,550	$2.01	13d	5	1.27mi
1908 N 8th St Unit Pin Coeur d'Alene, ID	2.0	1.0	750	$1,475	$1.97	21d	1	1.34mi

Listing history 19 events

1. 2026-06-19
   days on market $55,000 Active 120 DOM
2. 2026-06-18
   days on market $55,000 Active 119 DOM
3. 2026-06-17
   days on market $55,000 Active 118 DOM
4. 2026-06-16
   days on market $55,000 Active 117 DOM
5. 2026-06-15
   days on market $55,000 Active 116 DOM
6. 2026-06-14
   days on market $55,000 Active 114 DOM
7. 2026-06-13
   days on market $55,000 Active 113 DOM
8. 2026-06-10
   days on market $55,000 Active 111 DOM
9. 2026-06-09
   days on market $55,000 Active 110 DOM
10. 2026-06-09
    price $55,000 Active 109 DOM
11. 2026-06-08
    days on market $64,999 Active 109 DOM
12. 2026-06-07
    days on market $64,999 Active 108 DOM
13. 2026-06-03
    days on market $64,999 Active 104 DOM
14. 2026-06-02
    days on market $64,999 Active 103 DOM
15. 2026-06-01
    days on market $64,999 Active 102 DOM
16. 2026-05-31
    days on market $64,999 Active 101 DOM
17. 2026-05-30
    days on market $64,999 Active 100 DOM
18. 2026-04-12
    price $64,999
19. 2026-02-19
    listed $74,999 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: $18,552
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$1,600
• Taxable income: $9,802
• Est. tax owed @ 24.0%: −$2,353
• After-tax cash flow: $7,742/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

-13.3% since first listed

2 events — show timeline

• 2026-04-12 Price Changed $64,999 CDAMLS
• 2026-02-19 Listed $74,999 CDAMLS