4838 W Cougar Cir · Coeur d'Alene, ID 83815

$174,500

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 311 Days on market

Built 1994

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Why this score? — see what drove the C 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.4/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come Enjoy this +55 Senior Community Move-In Ready 3 Bedrooms and 2 full Baths offering over 1600 sf of light and bright living space. Upgrades include Fresh paint inside and out, new carpet and pad in living areas and bedrooms, new luxury vinyl plank flooring in the Din Room, Kitchen, Laundry Room and Baths, updated kitchen, BRAND NEW Stainless Steel Appliances, updated baths, new Levolar Blinds, new light fixtures and ceiling fans, freshly painted decks and MORE Split floorplan, vaulted ceilings, W/D, Central Heat and A/C, carport and storage shed. Carefree living and low monthly lot rent includes sewer, water, trash, lawn maintenance and snow removal. Centrally located to shopping, churches, easy freeway access and all that CDA has to offer

Key facts

• Covered porches
• Landscaped backyard
• Water fountain

Tags

• OUTDOOR LIVING
• COVERED PORCHES
• WATER FOUNTAIN
• LANDSCAPED BACKYARD
• DRIP IRRIGATION
• WORKSHOP TINKER SPACE

Property features AI

Finance

• HOA & community: Association covers grounds maintenance, sewer, snow removal, trash and water

Exterior

• Parking: No common walls (detached setting implied)
• Utilities: Public water; Public sewer; Cable TV available
• Home design: Manufactured home; Composition roof; Vinyl siding and T1-11 exterior; Pillar/post/pier foundation; Private maintained road
• Construction: Manufactured structure; Composition roof; Vinyl siding and T1-11; Pillar/Post/Pier foundation
• Exterior features: Covered deck; Exterior lighting; Rain gutters; Water feature; Front sprinklers; Landscaped yard; Level, open lot; Partial fencing

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl; Carpet
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Electric heating; Forced air; Heat pump; Central air conditioning
• Interior features: Cable internet available; Smart thermostat; Washer hookup; Crawl space (no basement)
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.2% 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 C — 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 fast (+4.2%/yr); 318 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,606 units permitted in Kootenai County in 2024 (154 in 5+ unit buildings).
• This rent runs 30% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 4.2% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $153,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 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. 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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,279
• Equity at exit: $26,019

10-year hold

• IRR: 9.2%
• Equity multiple: 1.75×
• Total profit: $36,455
• Equity at exit: $15,088

Cash invested: $48,860 (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 83815

• Rents YoY: 4.2%
• Active inventory: 318
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$915
• Tax est. 1.5%: −$218 /mo · $2,618/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $354

Break-even live

Break-even rent $1,526

Max offer price $174,500

Occupancy floor 77%

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1519 W Hyacinth Ln Unit 1519 Coeur d'Alene, ID	3.0	2.5	1180	$1,895	$1.61	13d	1	0.12mi
4188 Player Dr Unit 4188 Coeur d'Alene, ID	2.0	2.0	1125	$1,725	$1.53	21d	1	0.19mi
1827 Westminster Ave Unit A2-26 Coeur d'Alene, ID	2.0	2.0	1248	$1,899	$1.52	21d	1	0.27mi
3825 N Ramsey Rd Coeur D Alene, ID	2.0–3.0	2.0	1039	$1,731	$1.67	21d	1	0.41mi
5773 N Morleau Ln Coeur D Alene, ID	4.0	2.0	1394	$2,550	$1.83	13d	1	0.72mi
1681 Pampas Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	989	$1,930	$1.95	13d	22	0.91mi
2001 W Voltaire Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	988	$1,999	$2.02	13d	11	0.93mi
6735 N Spurwing Loop Coeur d'Alene, ID	3.0	2.0	1400	$1,795	$1.28	21d	1	0.94mi
1065 W Rustic Lodge Dr Unit 101 Coeur d'Alene, ID	3.0	2.0	1187	$1,810	$1.52	13d	1	1.05mi
128 W Neider Ave Coeur d'Alene, ID	1.0–3.0	1.0–2.0	981	$1,795	$1.83	13d	4	1.18mi
6510 N Atlas Rd #207 Coeur D Alene, ID	3.0	2.0	1282	$2,200	$1.72	21d	1	1.35mi

Listing history 27 events

1. 2026-06-19
   days on market $174,500 Active 311 DOM
2. 2026-06-18
   days on market $174,500 Active 310 DOM
3. 2026-06-17
   days on market $174,500 Active 309 DOM
4. 2026-06-16
   days on market $174,500 Active 308 DOM
5. 2026-06-15
   days on market $174,500 Active 307 DOM
6. 2026-06-14
   days on market $174,500 Active 305 DOM
7. 2026-06-13
   days on market $174,500 Active 304 DOM
8. 2026-06-10
   days on market $174,500 Active 302 DOM
9. 2026-06-09
   days on market $174,500 Active 301 DOM
10. 2026-06-08
    days on market $174,500 Active 300 DOM
11. 2026-06-07
    pricedays on market $174,500 Active 299 DOM
12. 2026-06-03
    days on market $183,500 Active 295 DOM
13. 2026-06-02
    days on market $183,500 Active 294 DOM
14. 2026-06-01
    days on market $183,500 Active 293 DOM
15. 2026-05-31
    days on market $183,500 Active 292 DOM
16. 2026-05-30
    days on market $183,500 Active 291 DOM
17. 2026-05-04
    price $183,500
18. 2026-02-27
    price $186,500
19. 2026-02-06
    price $189,500
20. 2025-08-12
    listed $199,500 Active
21. 2024-04-16
    listed $249,000 Active
22. 2020-07-16
    status Pending 762-char remark

    Show marketing remark (762 chars)

    Come Enjoy this +55 Senior Community Move-In Ready 3 Bedrooms and 2 full Baths offering over 1600 sf of light and bright living space. Upgrades include Fresh paint inside and out, new carpet and pad in living areas and bedrooms, new luxury vinyl plank flooring in the Din Room, Kitchen, Laundry Room and Baths, updated kitchen, BRAND NEW Stainless Steel Appliances, updated baths, new Levolar Blinds, new light fixtures and ceiling fans, freshly painted decks and MORE Split floorplan, vaulted ceilings, W/D, Central Heat and A/C, carport and storage shed. Carefree living and low monthly lot rent includes sewer, water, trash, lawn maintenance and snow removal. Centrally located to shopping, churches, easy freeway access and all that CDA has to offer

23. 2020-07-11
    status Active 762-char remark

    Show marketing remark (762 chars)

    Come Enjoy this +55 Senior Community Move-In Ready 3 Bedrooms and 2 full Baths offering over 1600 sf of light and bright living space. Upgrades include Fresh paint inside and out, new carpet and pad in living areas and bedrooms, new luxury vinyl plank flooring in the Din Room, Kitchen, Laundry Room and Baths, updated kitchen, BRAND NEW Stainless Steel Appliances, updated baths, new Levolar Blinds, new light fixtures and ceiling fans, freshly painted decks and MORE Split floorplan, vaulted ceilings, W/D, Central Heat and A/C, carport and storage shed. Carefree living and low monthly lot rent includes sewer, water, trash, lawn maintenance and snow removal. Centrally located to shopping, churches, easy freeway access and all that CDA has to offer

24. 2020-07-08
    status Pending 762-char remark

    Show marketing remark (762 chars)

    Come Enjoy this +55 Senior Community Move-In Ready 3 Bedrooms and 2 full Baths offering over 1600 sf of light and bright living space. Upgrades include Fresh paint inside and out, new carpet and pad in living areas and bedrooms, new luxury vinyl plank flooring in the Din Room, Kitchen, Laundry Room and Baths, updated kitchen, BRAND NEW Stainless Steel Appliances, updated baths, new Levolar Blinds, new light fixtures and ceiling fans, freshly painted decks and MORE Split floorplan, vaulted ceilings, W/D, Central Heat and A/C, carport and storage shed. Carefree living and low monthly lot rent includes sewer, water, trash, lawn maintenance and snow removal. Centrally located to shopping, churches, easy freeway access and all that CDA has to offer

25. 2020-07-01
    status Active 762-char remark

    Show marketing remark (762 chars)

    Come Enjoy this +55 Senior Community Move-In Ready 3 Bedrooms and 2 full Baths offering over 1600 sf of light and bright living space. Upgrades include Fresh paint inside and out, new carpet and pad in living areas and bedrooms, new luxury vinyl plank flooring in the Din Room, Kitchen, Laundry Room and Baths, updated kitchen, BRAND NEW Stainless Steel Appliances, updated baths, new Levolar Blinds, new light fixtures and ceiling fans, freshly painted decks and MORE Split floorplan, vaulted ceilings, W/D, Central Heat and A/C, carport and storage shed. Carefree living and low monthly lot rent includes sewer, water, trash, lawn maintenance and snow removal. Centrally located to shopping, churches, easy freeway access and all that CDA has to offer

26. 2020-06-25
    status Pending 762-char remark

    Show marketing remark (762 chars)

    Come Enjoy this +55 Senior Community Move-In Ready 3 Bedrooms and 2 full Baths offering over 1600 sf of light and bright living space. Upgrades include Fresh paint inside and out, new carpet and pad in living areas and bedrooms, new luxury vinyl plank flooring in the Din Room, Kitchen, Laundry Room and Baths, updated kitchen, BRAND NEW Stainless Steel Appliances, updated baths, new Levolar Blinds, new light fixtures and ceiling fans, freshly painted decks and MORE Split floorplan, vaulted ceilings, W/D, Central Heat and A/C, carport and storage shed. Carefree living and low monthly lot rent includes sewer, water, trash, lawn maintenance and snow removal. Centrally located to shopping, churches, easy freeway access and all that CDA has to offer

27. 2020-06-10
    listed $149,000 Active 762-char remark

    Show marketing remark (762 chars)

    Come Enjoy this +55 Senior Community Move-In Ready 3 Bedrooms and 2 full Baths offering over 1600 sf of light and bright living space. Upgrades include Fresh paint inside and out, new carpet and pad in living areas and bedrooms, new luxury vinyl plank flooring in the Din Room, Kitchen, Laundry Room and Baths, updated kitchen, BRAND NEW Stainless Steel Appliances, updated baths, new Levolar Blinds, new light fixtures and ceiling fans, freshly painted decks and MORE Split floorplan, vaulted ceilings, W/D, Central Heat and A/C, carport and storage shed. Carefree living and low monthly lot rent includes sewer, water, trash, lawn maintenance and snow removal. Centrally located to shopping, churches, easy freeway access and all that CDA has to offer

ⓘ 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: $23,697
• − Mortgage interest: −$9,775
• − Property taxes: −$2,618
• − Insurance: −$872
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$5,076
• Taxable income: $1,565
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $3,874/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): 41,405
• Household income: $77,864
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 1036.0

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 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 4% Slovak 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -255.27%
• Current HPI: 252.5165
• Rent YoY: ▲ 4.20%
• 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

+23.2% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $183,500 CDAMLS
• 2026-02-27 Price Changed $186,500 CDAMLS
• 2026-02-06 Price Changed $189,500 CDAMLS
• 2025-08-12 Listed $199,500 CDAMLS
• 2024-04-16 Listed $249,000 CDAMLS
• 2020-07-16 Pending — CDAMLS
• 2020-07-11 Relisted — CDAMLS
• 2020-07-08 Pending — CDAMLS
• 2020-07-01 Relisted — CDAMLS
• 2020-06-25 Pending — CDAMLS
• 2020-06-10 Listed $149,000 CDAMLS