11776 N Hauser Lake Rd Spc 6 · Hauser, ID 83854

$87,000

2 bd · 2.0 ba · 924 sqft · SingleFamily · 96 Days on market

Built 1988 ↓ 13% 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 +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lake Front Community! 2 Bedroom 2 Bathroom Mobile Home. Recently Remodeled. Master Bedroom Has Walk in closet with laundry hookups for convenience. Master shower is nothing short of a spa experience with multiple shower heads and a rain shower overhead. All new stainless-steel appliances. Both bedrooms have their own bathrooms for convenience and privacy. this is a family community having a private beach area with dock. Full length La Lumiere Awning for shade in the summer and starlight viewing with late night cocktails. Nothing spared with remodel. Must qualify with West Side Lake Resort Management Co. Monthly Rent $475.00 Lowest in area. Please Call Pennie to set a time for viewing. [phone] No ESCROW Nec with this purchase, is move in ready. Floor allowance available to finish how you want.

Key facts

• Recently remodeled
• Walk in closet
• Lake front community

Tags

• LAKE FRONT COMMUNITY
• RECENTLY REMODELED
• WALK IN CLOSET
• PRIVATE BEACH AREA
• MULTIPLE SHOWER HEADS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable TV available
• Home design: Manufactured home
• Construction: Wood siding; Metal roof; Block foundation
• Exterior features: Covered patio; Partial fencing; Level lot; Located on a cul-de-sac; Has waterfront on Hauser Lake

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 2 main-level bedrooms
• Flooring: Wood
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Wood stove; Electric heat; Forced air; Furnace
• Interior features: Cable internet available; Crawl space (no basement)
• Laundry & utility: Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $87,000 price doesn't fit this home's estimated sale value (~$467,775) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $79k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 1.1% in Hauser — 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 59/100 on livability (#192 in ID) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living B; Watch: employment C-, schools F, amenities 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: Rents rising (+1.5%/yr); 625 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 $601 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 + 1.5% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,170 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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 F-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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.78% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.65%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $467,775
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11124 N 2nd St	0.16mi	2/1.0	1,004 (+9%)	22mo	$363,000	$362	56
13687 N Hauser Lake Rd	0.87mi	2/1.0	924 (0%)	9mo	$399,000	$432	54
12348 N Woodland Beach Dr	0.93mi	2/1.0	1,014 (+10%)	8mo	$380,000	$375	38

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 · 1.46% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 1.95×
• Total profit: $23,194
• Equity at exit: $12,972

10-year hold

• IRR: 30.5%
• Equity multiple: 3.54×
• Total profit: $61,921
• Equity at exit: $7,522

Cash invested: $24,360 (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 83854

• Rents YoY: 1.5%
• Active inventory: 625
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $622

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 55%

Sensitivity live

Price	-10% $682	-5% $652	+0% $622	+5% $592	+10% $562
Rent	-10% $500	-5% $561	+0% $622	+5% $683	+10% $745
Rate	-1.0pp $666	-0.5pp $644	base $622	+0.5pp $600	+1.0pp $577

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   price $87,000
3. 2026-04-16
   status Active
4. 2026-04-14
   status Pending
5. 2026-03-05
   price $90,000
6. 2026-01-22
   listed $95,999 Active
7. 2025-09-26
   listed $99,500 Active 810-char remark

   Show marketing remark (810 chars)

   Lake Front Community! 2 Bedroom 2 Bathroom Mobile Home. Recently Remodeled. Master Bedroom Has Walk in closet with laundry hookups for convenience. Master shower is nothing short of a spa experience with multiple shower heads and a rain shower overhead. All new stainless-steel appliances. Both bedrooms have their own bathrooms for convenience and privacy. this is a family community having a private beach area with dock. Full length La Lumiere Awning for shade in the summer and starlight viewing with late night cocktails. Nothing spared with remodel. Must qualify with West Side Lake Resort Management Co. Monthly Rent $475.00 Lowest in area. Please Call Pennie to set a time for viewing. [phone] No ESCROW Nec with this purchase, is move in ready. Floor allowance available to finish how you want.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,585
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$2,531
• Taxable income: $6,467
• Est. tax owed @ 24.0%: −$1,552
• After-tax cash flow: $5,915/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 — Hauser

• Score: 59/100
• State rank: #192
• US rank: #19909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hauser, ID
• County: Kootenai County · 146,553 people
• Metro: Coeur d'Alene, ID
• Population (ZIP): 54,851
• Household income: $82,742
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 1218.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 6% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 4% Italian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -259.70%
• Current HPI: 259.7767
• Rent YoY: ▲ 1.46%
• 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

-12.6% since first listed

7 events — show timeline

• 2026-04-30 Pending — CDAMLS
• 2026-04-20 Price Changed $87,000 CDAMLS
• 2026-04-16 Relisted — CDAMLS
• 2026-04-14 Pending — CDAMLS
• 2026-03-05 Price Changed $90,000 CDAMLS
• 2026-01-22 Listed $95,999 CDAMLS
• 2025-09-26 Listed $99,500 Fizber.com