205 E Indiana Ave · Coeur d'Alene, ID 83814

$1,250,000

None bd · None ba · 4,930 sqft · MultiFamily public records · 12 Days on market

Built 1910 5,662 sqft lot Est $1563k · 20% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great downtown location this multi family has hotel status. 4 self-contaoned apartments. 12 units rent daily, weekly or monthly. Good rental history.

Key facts

• Historic 16-plex
• 5,662 sq ft lot
• 4 garage spots

Tags

• HISTORIC 16-PLEX
• BLOCKS FROM LAKE COEUR D'ALENE
• INCOME-PRODUCING SETUP
• BOUTIQUE ACCOMMODATIONS
• HISTORIC SIGNIFICANCE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable TV available
• Home design: Multi-unit property (16 units)
• Construction: Wood siding and concrete construction; Composition roof; Concrete perimeter foundation; Built on a paved, publicly maintained road
• Exterior features: Covered porch; Covered deck; Rain gutters; Partial fencing; Level lot; Has a view

Interior

• Flooring: Hardwood floors
• Heating & cooling: Natural gas heating; Electric heating; Baseboard heating; Hot water heating
• Interior features: Hardwood floors; Basement with walk-out access; 16 total units

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $8k ($91k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.25M).
• Cap rate 13.6% vs local median 2.1% 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 (+2.4%/yr); 538 active listings in the ZIP; 1,606 units permitted in Kootenai County in 2024 (154 in 5+ unit buildings).
• At $19,077/mo this rent would consume 306% of the median local household income ($75k/yr) (locally 1219% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $38k 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 + 2.4% rent growth), your $350k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,250,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.06%
• DSCR: 2.16
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $1,562,810
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 N 2nd St	0.06mi	1/1.0	4,736 (-4%)	5mo	$1,500,000	$317	87

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 · 2.36% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.77×
• Total profit: $268,860
• Equity at exit: $186,379

10-year hold

• IRR: 27.0%
• Equity multiple: 3.30×
• Total profit: $806,217
• Equity at exit: $108,077

Cash invested: $350,000 (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 83814

• Rents YoY: 2.4%
• Active inventory: 538
• Price-to-rent: 87.4×

Monthly cashflow live

• Estimated rent: $19,077 medium
• Mortgage (P&I): −$6,555
• Tax from tax record: −$395 /mo · $4,738/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,006
• Net cashflow: $7,600

Break-even live

Break-even rent $9,457

Max offer price $1,250,000

Occupancy floor 55%

Sensitivity live

Price	-10% $8,308	-5% $7,954	+0% $7,600	+5% $7,246	+10% $6,892
Rent	-10% $6,093	-5% $6,847	+0% $7,600	+5% $8,354	+10% $9,107
Rate	-1.0pp $8,230	-0.5pp $7,918	base $7,600	+0.5pp $7,276	+1.0pp $6,947

16-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 16× units	1	1	$19,072
Total (16 units)			$19,077

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-14
   listed $1,250,000 Active
2. 2026-03-03
   status Pending
3. 2026-02-22
   status Active
4. 2025-10-30
   status Pending
5. 2025-08-25
   status Active
6. 2025-08-18
   status Pending
7. 2025-08-08
   listed $1,250,000 Active
8. 2004-09-22
   soldstatus 149-char remark

   Show marketing remark (149 chars)

   Great downtown location this multi family has hotel status. 4 self-contaoned apartments. 12 units rent daily, weekly or monthly. Good rental history.

9. 1994-11-04
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $4,738 · $395/mo
• Projected year-2 tax: $8,625 · $719/mo
• Expected delta: +$3,887/yr (+$324/mo · 82.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $228,924
• − Mortgage interest: −$70,019
• − Property taxes: −$4,738
• − Insurance: −$6,250
• − Repairs & maintenance: −$18,314
• − Management: −$18,314
• − Depreciation: −$36,364
• Taxable income: $74,925
• Est. tax owed @ 24.0%: −$17,982
• After-tax cash flow: $73,218/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): 26,059
• Household income: $74,782
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1219.0

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 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Slovak 4% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -362.24%
• Current HPI: 270.5318
• Rent YoY: ▲ 2.36%
• 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

+0.0% since first listed

9 events — show timeline

• 2026-05-14 Listed $1,250,000 CDAMLS
• 2026-03-03 Pending — CDAMLS
• 2026-02-22 Relisted — CDAMLS
• 2025-10-30 Pending — CDAMLS
• 2025-08-25 Relisted — CDAMLS
• 2025-08-18 Pending — CDAMLS
• 2025-08-08 Listed $1,250,000 CDAMLS
• 2004-09-22 Sold (MLS) — CDAMLS
• 1994-11-04 Sold (MLS) — CDAMLS

Property tax history

-1.6%/yr

Latest (2025): $4,738 · -0.9% YoY. Source: county tax records.