74 E Walrose Loop · Hayden, ID 83835

$99,000

2 bd · 1.0 ba · 854 sqft · Manufactured · 142 Days on market

Built 1992

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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
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 2 bed, 1 bath Mfg Home. Has new appliances, flooring. fixtures, fully fenced, garden shed, Front porch. Vacant and easy to show, $68,000

Key facts

• Paved parking
• 12x12 shed
• Irrigation system

Tags

• FULLY FENCED YARD
• SMALL GARDEN
• IRRIGATION SYSTEM
• 12X12 SHED
• PAVED PARKING
• WELCOMING FRONT PORCH

Property features AI

Finance

• HOA & community: Has association with monthly fee

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable TV available; Electric service
• Home design: Manufactured home; Crawl space foundation; Pillar/post/pier foundation details; Metal roof; T1-11 exterior siding; Paved road access (public maintained)
• Construction: Manufactured construction; T1-11 siding; Metal roof; Pillar/post/pier foundation; Crawl space (no basement)
• Exterior features: Garden; Outdoor lighting; Open deck; Lawn; Full fencing; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Flooring: LVP flooring
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Forced air furnace; Natural gas and electric heating sources
• Interior features: Washer hookup; Washer; Electric dryer hookup; Electric water heater; Freezer
• Laundry & utility: Washer; Electric dryer; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $760 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.2% in Hayden — 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 64/100 on livability (#150 in ID) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D+, amenities F, commute F.
• 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 (+1.2%/yr); 383 active listings in the ZIP; 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 $684 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 + 1.2% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.85% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.88%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.05×
• Total profit: $29,037
• Equity at exit: $14,761

10-year hold

• IRR: 32.5%
• Equity multiple: 3.69×
• Total profit: $74,547
• Equity at exit: $8,560

Cash invested: $27,720 (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 83835

• Rents YoY: 1.2%
• Active inventory: 383
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $760

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 53%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $99,000 Active 142 DOM
2. 2026-06-18
   days on market $99,000 Active 141 DOM
3. 2026-06-17
   days on market $99,000 Active 140 DOM
4. 2026-06-16
   days on market $99,000 Active 139 DOM
5. 2026-06-15
   days on market $99,000 Active 138 DOM
6. 2026-06-14
   days on market $99,000 Active 136 DOM
7. 2026-06-13
   days on market $99,000 Active 135 DOM
8. 2026-06-10
   days on market $99,000 Active 133 DOM
9. 2026-06-09
   days on market $99,000 Active 132 DOM
10. 2026-06-08
    days on market $99,000 Active 131 DOM
11. 2026-06-07
    days on market $99,000 Active 130 DOM
12. 2026-06-03
    days on market $99,000 Active 126 DOM
13. 2026-06-02
    days on market $99,000 Active 125 DOM
14. 2026-06-01
    days on market $99,000 Active 124 DOM
15. 2026-05-31
    days on market $99,000 Active 123 DOM
16. 2026-05-30
    days on market $99,000 Active 122 DOM
17. 2026-04-06
    price $109,000
18. 2026-01-28
    listed $110,000 Active
19. 2024-07-16
    price $114,000
20. 2024-06-14
    listed $119,000 Active
21. 2020-09-16
    status Pending 150-char remark

    Show marketing remark (150 chars)

    Remodeled 2 bed, 1 bath Mfg Home. Has new appliances, flooring. fixtures, fully fenced, garden shed, Front porch. Vacant and easy to show, $68,000

22. 2020-08-31
    listed $68,000 Active 150-char remark

    Show marketing remark (150 chars)

    Remodeled 2 bed, 1 bath Mfg Home. Has new appliances, flooring. fixtures, fully fenced, garden shed, Front porch. Vacant and easy to show, $68,000

23. 2020-08-08
    listed $68,000 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: $21,929
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$2,880
• Taxable income: $8,015
• Est. tax owed @ 24.0%: −$1,924
• After-tax cash flow: $7,191/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 — Hayden

• Score: 64/100
• State rank: #150
• US rank: #14103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayden, ID
• County: Kootenai County · 146,553 people
• City population: 24,238
• Metro: Coeur d'Alene, ID
• Population (ZIP): 24,238
• Household income: $91,316
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 345.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 6% Italian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% 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: ▼ -271.03%
• Current HPI: 256.927
• Rent YoY: ▲ 1.16%
• 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

+60.3% since first listed

7 events — show timeline

• 2026-04-06 Price Changed $109,000 CDAMLS
• 2026-01-28 Listed $110,000 CDAMLS
• 2024-07-16 Price Changed $114,000 CDAMLS
• 2024-06-14 Listed $119,000 CDAMLS
• 2020-09-16 Pending — CDAMLS
• 2020-08-31 Listed $68,000 CDAMLS
• 2020-08-08 Listed $68,000 CDAMLS