8270 W Meadow Brook Cir · Rathdrum, ID 83858

$99,900

2 bd · 2.0 ba · 1,061 sqft · SingleFamily · 7 Days on market

Built 1999 ↓ 31% 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 +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful single wide manufactured home on a HUGE lot in Rathdrum, ID. This home features 2 BD/2 BA and is very large at 1061 sq/ft. The new buyer will love the convenient location, covered porch, city services, and split bedroom floor plan. Additional amenities include a garden shed, large fenced yard, 5 year-old roof, and mountain views. Enjoy an easy commute to Spokane or CDA as well!

Key facts

• Covered porch
• Large fenced yard
• Huge lot

Tags

• HUGE LOT
• COVERED PORCH
• SPLIT BEDROOM FLOOR PLAN
• GARDEN SHED
• LARGE FENCED YARD
• 5 YEAR-OLD ROOF

Property features AI

Finance

• HOA & community: Has association with monthly fee

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Open, sloped, corner and level lot features; Public-maintained paved road access
• Construction: T1-11 exterior siding; Composition roof; Pillar/post/pier and block foundation; Built as a manufactured structure
• Exterior features: Covered porch; Outdoor lighting; Rain gutters; Lawn; Shed(s)

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Electric heating; Forced air furnace
• Interior features: Washer hookup; Crawl space (no full basement)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.6% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $691 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.76% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.83%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $376,655
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8745 W Meadow Brook Cir	0.21mi	3/2.0 (+1)	1,080 (+2%)	2mo	$119,900	$111	80
8310 W Meadow Brook Cir	0.04mi	3/2.0 (+1)	924 (-13%)	4mo	$98,500	$107	68
8220 W Bordon Ct	0.08mi	3/2.0 (+1)	924 (-13%)	4mo	$94,900	$103	67
15867 N Roosevelt St	0.54mi	2/1.0	1,104 (+4%)	2mo	$359,000	$325	62
14851 N Arbor St	0.21mi	3/2.0 (+1)	924 (-13%)	3mo	$104,500	$113	61
7530 W Meadow Lark Ln	0.53mi	3/1.0 (+1)	1,040 (-2%)	3mo	$370,000	$356	60
8572 W Park Loop	0.20mi	3/2.0 (+1)	924 (-13%)	4mo	$87,400	$95	60
8402 W California St	0.59mi	3/2.0 (+1)	1,118 (+5%)	2mo	$450,000	$403	57
15664 N Spring St	0.39mi	3/1.0 (+1)	1,172 (+10%)	5mo	$445,000	$380	51
13953 N Rainier Loop	0.74mi	2/2.0	1,005 (-5%)	8mo	$459,000	$457	50
7531 W Meadow Lark Ln	0.51mi	3/2.0 (+1)	1,196 (+13%)	8mo	$425,000	$355	44
15158 N Wright St	0.60mi	3/2.0 (+1)	1,194 (+12%)	6mo	$429,900	$360	41

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,218
• Equity at exit: $14,895

10-year hold

• IRR: 11.0%
• Equity multiple: 1.87×
• Total profit: $24,274
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $269

Break-even live

Break-even rent $1,414

Max offer price $99,900

Occupancy floor 80%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15170 N Stevens St Rathdrum, ID	3.0	2.5	1450	$1,975	$1.36	21d	1	0.37mi
7282 W Lakeland St Rathdrum, ID	3.0	2.0	1226	$1,725	$1.41	13d	1	0.57mi
7164 E Winchester St Unit 1 Rathdrum, ID	3.0	1.0	1350	$1,650	$1.22	13d	1	0.63mi
6923 Silverado St Unit D208 Rathdrum, ID	2.0	2.0	1080	$1,400	$1.30	13d	1	0.86mi
7808 W Kayak Ct Post Falls, ID	3.0	2.0	1171	$2,200	$1.88	13d	1	0.91mi
7005 W Timberline St Unit B Rathdrum, ID	2.0	1.0	850	$1,350	$1.59	21d	1	1.06mi

Listing history 15 events

1. 2026-06-19
   days on market $99,900 Active 7 DOM
2. 2026-06-18
   days on market $99,900 Active 6 DOM
3. 2026-06-17
   days on market $99,900 Active 5 DOM
4. 2026-06-16
   days on market $99,900 Active 4 DOM
5. 2026-06-15
   days on market $99,900 Active 3 DOM
6. 2026-06-13
   remarks 390-char remark
7. 2026-06-13
   pricedays on marketlisting id $99,900 Active 1 DOM
8. 2026-06-01
   days on market $103,000 Active 343 DOM
9. 2026-05-31
   days on market $103,000 Active 342 DOM
10. 2026-05-30
    days on market $103,000 Active 341 DOM
11. 2026-04-06
    price $103,000
12. 2025-07-28
    price $105,000
13. 2025-06-23
    listed $115,000 Active
14. 2024-09-18
    price $102,000
15. 2024-08-29
    listed $150,000 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,048
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$2,906
• Taxable income: $2,062
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $2,730/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

• Census place: Rathdrum, ID
• 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

-31.3% since first listed

5 events — show timeline

• 2026-04-06 Price Changed $103,000 CDAMLS
• 2025-07-28 Price Changed $105,000 CDAMLS
• 2025-06-23 Listed $115,000 CDAMLS
• 2024-09-18 Price Changed $102,000 CDAMLS
• 2024-08-29 Listed $150,000 CDAMLS