28128 N Highway 41 Trlr 28 · Spirit Lake, ID 83869

$84,700

3 bd · 1.5 ba · 840 sqft · Manufactured · 34 Days on market

Built 1971 Good condition ↓ 26% 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open Concept 3 bed 1.5 bath mobile home located just south of spirit lake. Completely remodeled with new subfloor, new laminate and carpet, new cabinets and countertops, brand new windows, and much more. Very large yard and storage shed included, as well as attached storage behind home. Come check out this amazing home!

Key facts

• Completely remodeled
• Large yard
• New cabinets

Tags

• COMPLETELY REMODELED
• NEW CABINETS
• NEW COUNTERTOPS
• LARGE YARD
• STORAGE SHED
• ATTACHED STORAGE

Property features AI

Exterior

• Parking: No specific parking details provided
• Security: No security features listed
• Utilities: Shared well water; Shared septic
• Home design: Mobile home
• Construction: Aluminum siding; Metal roof; Pillar/post/pier foundation; Built as a mobile home
• Exterior features: Open, level, wooded lot; Shed(s); Gravel road access

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 3 main-level bathrooms
• Heating & cooling: Electric heating; Furnace; Pellet stove
• Interior features: Washer hookup; No basement (crawl space)
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 0.1% in Spirit Lake — 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 66/100 on livability (#114 in ID) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: schools C-, employment D+, 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: 104 active listings in the ZIP; 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 $586 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 + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $82,159 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.32% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.8%
• Equity multiple: 1.22×
• Total profit: $5,334
• Equity at exit: $12,629

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $29,234
• Equity at exit: $7,323

Cash invested: $23,716 (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 83869

• Home prices YoY: -19.3%
• Active inventory: 104
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$444
• Tax est. 1.5%: −$106 /mo · $1,270/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $299

Break-even live

Break-even rent $741

Max offer price $84,700

Occupancy floor 68%

Sensitivity live

Price	-10% $358	-5% $328	+0% $299	+5% $270	+10% $240
Rent	-10% $211	-5% $255	+0% $299	+5% $343	+10% $387
Rate	-1.0pp $342	-0.5pp $321	base $299	+0.5pp $277	+1.0pp $255

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: $21,175
• Closing costs: $2,541
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $84,700 Active 34 DOM
2. 2026-06-18
   days on market $84,700 Active 33 DOM
3. 2026-06-17
   days on market $84,700 Active 32 DOM
4. 2026-06-16
   days on market $84,700 Active 31 DOM
5. 2026-06-15
   days on market $84,700 Active 30 DOM
6. 2026-06-14
   days on market $84,700 Active 28 DOM
7. 2026-06-13
   days on market $84,700 Active 27 DOM
8. 2026-06-10
   days on market $84,700 Active 25 DOM
9. 2026-06-09
   days on market $84,700 Active 24 DOM
10. 2026-06-08
    days on market $84,700 Active 23 DOM
11. 2026-06-07
    days on market $84,700 Active 22 DOM
12. 2026-06-02
    days on market $84,700 Active 17 DOM
13. 2026-06-01
    days on market $84,700 Active 16 DOM
14. 2026-05-31
    days on market $84,700 Active 15 DOM
15. 2026-05-30
    days on market $84,700 Active 14 DOM
16. 2026-05-09
    listed $84,700 Active
17. 2021-11-26
    status Pending 321-char remark

    Show marketing remark (321 chars)

    Open Concept 3 bed 1.5 bath mobile home located just south of spirit lake. Completely remodeled with new subfloor, new laminate and carpet, new cabinets and countertops, brand new windows, and much more. Very large yard and storage shed included, as well as attached storage behind home. Come check out this amazing home!

18. 2021-09-08
    price $105,000 321-char remark

    Show marketing remark (321 chars)

    Open Concept 3 bed 1.5 bath mobile home located just south of spirit lake. Completely remodeled with new subfloor, new laminate and carpet, new cabinets and countertops, brand new windows, and much more. Very large yard and storage shed included, as well as attached storage behind home. Come check out this amazing home!

19. 2021-07-22
    listed $115,000 Active 321-char remark

    Show marketing remark (321 chars)

    Open Concept 3 bed 1.5 bath mobile home located just south of spirit lake. Completely remodeled with new subfloor, new laminate and carpet, new cabinets and countertops, brand new windows, and much more. Very large yard and storage shed included, as well as attached storage behind home. Come check out this amazing home!

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,433
• − Mortgage interest: −$4,745
• − Property taxes: −$1,270
• − Insurance: −$424
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,464
• Taxable income: $2,381
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $3,016/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

Good 80/100 Cosmetic rehab

This remodeled mobile home is in good condition with new finishes and features, making it a great investment opportunity.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Replace carpet in bedrooms — Freshens up the interior and adds comfort.
• Both Install new outdoor lighting — Improves safety and curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace carpet in bedrooms — Freshens up the interior and adds comfort. ↑
• Both Install new outdoor lighting — Improves safety and curb appeal. ↑

ⓘ 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: 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 — Spirit Lake

• Score: 66/100
• State rank: #114
• US rank: #12060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,278

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 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 7% Romanian 4% Lithuanian 4%
• Foreign-born: 0%
• Languages at home: 99% 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: ▼ -73.46%
• Current HPI: 307.8853
• Rent YoY: —
• Metro: —
• 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

-26.3% since first listed

4 events — show timeline

• 2026-05-09 Listed $84,700 CDAMLS
• 2021-11-26 Pending — CDAMLS
• 2021-09-08 Price Changed $105,000 CDAMLS
• 2021-07-22 Listed $115,000 CDAMLS