5725 W Highway 53 Unit Q · Rathdrum, ID 83858

$78,000

2 bd · 1.0 ba · 784 sqft · Manufactured · 71 Days on market

Built 1991

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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 +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pine Haven Mobile Home Park Space ''Q'' $79,000 2 bedrooms, bath, gas heat, central air. Single wide home 14x56 Guerdon. Built in 1991. Kitchen in front, gas range. Open deck with mountain views. Space rent $375.00, includes water and sewer.

Key facts

• Built 1991
• Listed 70 days

Property features AI

Finance

• HOA & community: Association fees include sewer and water

Exterior

• Parking: Paved parking
• Utilities: Public water; Community sewer
• Home design: Manufactured home; Single-story (manufactured); Entry level: main level
• Construction: T1-11 exterior; Metal roof; Block foundation; Make/Model: Guerdon Esqu (manufactured)
• Exterior features: Covered porch; Lawn; Level lot; View

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Natural gas heating; Forced air
• Interior features: Washer hookup; Crawl space basement
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 1.3% in Rathdrum — 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 74/100 on livability (#30 in ID, #4,401 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety B; Watch: amenities F, commute 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: 524 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $539 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

Recommended offer $73,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.25% ✓
• Cap rate: 19.31%
• Cash-on-cash: 46.50%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $28,224
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8395 W Meadowbrook Cir #137	0.63mi	2/1.0	840 (+7%)	1mo	$29,999	$36	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.8%
• Equity multiple: 2.89×
• Total profit: $41,284
• Equity at exit: $11,630

10-year hold

• IRR: 49.8%
• Equity multiple: 5.83×
• Total profit: $105,457
• Equity at exit: $6,744

Cash invested: $21,840 (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 83858

• Home prices YoY: -22.0%
• Active inventory: 524
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $846

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 47%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12531 N Kenosha Ln Rathdrum, ID	1.0–3.0	1.0–2.0	910	$1,754	$1.93	13d	12	1.47mi

Listing history 20 events

1. 2026-06-19
   days on market $78,000 Active 71 DOM
2. 2026-06-18
   days on market $78,000 Active 70 DOM
3. 2026-06-17
   days on market $78,000 Active 69 DOM
4. 2026-06-16
   days on market $78,000 Active 68 DOM
5. 2026-06-15
   days on market $78,000 Active 67 DOM
6. 2026-06-14
   days on market $78,000 Active 65 DOM
7. 2026-06-13
   days on market $78,000 Active 64 DOM
8. 2026-06-10
   days on market $78,000 Active 62 DOM
9. 2026-06-09
   days on market $78,000 Active 61 DOM
10. 2026-06-08
    days on market $78,000 Active 60 DOM
11. 2026-06-07
    days on market $78,000 Active 59 DOM
12. 2026-06-02
    days on market $78,000 Active 54 DOM
13. 2026-06-01
    days on market $78,000 Active 53 DOM
14. 2026-05-31
    days on market $78,000 Active 52 DOM
15. 2026-05-30
    days on market $78,000 Active 51 DOM
16. 2026-04-09
    listed $82,000 Active
17. 2023-06-26
    status Pending 243-char remark

    Show marketing remark (243 chars)

    Pine Haven Mobile Home Park Space ''Q'' $79,000 2 bedrooms, bath, gas heat, central air. Single wide home 14x56 Guerdon. Built in 1991. Kitchen in front, gas range. Open deck with mountain views. Space rent $375.00, includes water and sewer.

18. 2023-06-23
    listed $79,000 Active 243-char remark

    Show marketing remark (243 chars)

    Pine Haven Mobile Home Park Space ''Q'' $79,000 2 bedrooms, bath, gas heat, central air. Single wide home 14x56 Guerdon. Built in 1991. Kitchen in front, gas range. Open deck with mountain views. Space rent $375.00, includes water and sewer.

19. 2014-08-27
    soldstatus 326-char remark

    Show marketing remark (326 chars)

    Pinehaven Mobile Home Park SPACE Q. 5725 W Highway 53, Rathdrum So Cute! 2 Bedrooms, 1 Bath. Gas heat, central air, ALL New vinyl windows, New carpet, Fresh paint. Kitchen in front has huge bay window, lots of natural light, gas cooking, refrigerator and stove included. Open Deck, cute, cute curb appeal, nice lawn. $18,000.

20. 2014-08-14
    listed $18,000 326-char remark

    Show marketing remark (326 chars)

    Pinehaven Mobile Home Park SPACE Q. 5725 W Highway 53, Rathdrum So Cute! 2 Bedrooms, 1 Bath. Gas heat, central air, ALL New vinyl windows, New carpet, Fresh paint. Kitchen in front has huge bay window, lots of natural light, gas cooking, refrigerator and stove included. Open Deck, cute, cute curb appeal, nice lawn. $18,000.

ⓘ 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: $21,042
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$2,269
• Taxable income: $9,477
• Est. tax owed @ 24.0%: −$2,274
• After-tax cash flow: $7,880/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 — Rathdrum

• Score: 74/100
• State rank: #30
• US rank: #4401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,315

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 (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 6% Slovak 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 0%

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: ▼ -75.25%
• Current HPI: 266.5011
• 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

+355.6% since first listed

5 events — show timeline

• 2026-04-09 Listed $82,000 CDAMLS
• 2023-06-26 Pending — CDAMLS
• 2023-06-23 Listed $79,000 CDAMLS
• 2014-08-27 Sold (MLS) — CDAMLS
• 2014-08-14 Listed $18,000 CDAMLS