647 W Kentucky Ave · Hayden, ID 83835

$84,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 257 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 +4.4/10.0
• 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

This 1991 single wide manufactured home in popular Sun Aire Estates is ready for a new owner. This 2 bedroom 2 full bath air conditioned home has an oversized attached carport, two garden sheds, and a covered deck. The yard has a full sprinkler system and is fully fenced. Newer roof and new exterior paint in 2021. All appliances included.

Key facts

• Exterior paint
• Split bedroom design
• Oversized carport

Tags

• SPLIT BEDROOM DESIGN
• OVERSIZED CARPORT
• STORAGE SHEDS
• NEW A/C UNIT
• NEW SHOWER
• EXTERIOR PAINT

Property features AI

Finance

• Other: Private maintained paved road
• HOA & community: Sun Aire association; Association covers sewer, water, trash, and snow removal

Exterior

• Parking: Paved parking
• Utilities: Public sewer; Community water
• Home design: Manufactured home; Single-story (manufactured); Redman Riverview SW model
• Construction: T1-11 exterior siding; Metal roof; Block foundation
• Exterior features: Open deck; Outdoor lighting; Lawn; Sprinklers in front and rear; Landscaped, level lot with southern exposure; Shed(s)

Interior

• Kitchen: Refrigerator; Disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 2 bathrooms on the main level
• Heating & cooling: Electric forced air furnace; Central air conditioning
• Interior features: Cable internet available; Crawl space (no full basement)
• Laundry & utility: Washer; Electric dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $907 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Atlas Elementary School (math 51% / reading 58%, grade C, #106 of 357 statewide, top 33%, 438 students, 26% FRL); Canfield Middle School (math 51% / reading 72%, grade B+, #9 of 109 statewide, top 7%, 746 students, 22% FRL); Coeur D'Alene High School (math 47% / reading 80%, grade B-, #14 of 169 statewide, top 8%, 1,548 students, 15% FRL).
• Market conditions: Rents rising (+1.2%/yr); 390 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 $581 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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: 2.24% ✓
• Cap rate: 19.25%
• Cash-on-cash: 46.26%
• DSCR: 3.06
• GRM: 3.7

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: 41.4%
• Equity multiple: 2.73×
• Total profit: $40,741
• Equity at exit: $12,525

10-year hold

• IRR: 46.7%
• Equity multiple: 5.10×
• Total profit: $96,415
• Equity at exit: $7,263

Cash invested: $23,520 (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: 390
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $907

Break-even live

Break-even rent $735

Max offer price $84,000

Occupancy floor 47%

Sensitivity live

Price	-10% $965	-5% $936	+0% $907	+5% $878	+10% $849
Rent	-10% $758	-5% $832	+0% $907	+5% $981	+10% $1,055
Rate	-1.0pp $949	-0.5pp $928	base $907	+0.5pp $885	+1.0pp $863

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-17
   status $84,000 Pending 257 DOM
2. 2026-06-17
   days on market $84,000 Active 257 DOM
3. 2026-06-16
   days on market $84,000 Active 256 DOM
4. 2026-06-15
   days on market $84,000 Active 255 DOM
5. 2026-06-14
   days on market $84,000 Active 253 DOM
6. 2026-06-13
   days on market $84,000 Active 252 DOM
7. 2026-06-10
   days on market $84,000 Active 250 DOM
8. 2026-06-09
   days on market $84,000 Active 249 DOM
9. 2026-06-08
   days on market $84,000 Active 248 DOM
10. 2026-06-07
    days on market $84,000 Active 247 DOM
11. 2026-06-03
    days on market $84,000 Active 243 DOM
12. 2026-06-02
    days on market $84,000 Active 242 DOM
13. 2026-06-01
    days on market $84,000 Active 241 DOM
14. 2026-05-31
    days on market $84,000 Active 240 DOM
15. 2026-05-30
    days on market $84,000 Active 239 DOM
16. 2026-05-16
    price $84,000
17. 2026-02-03
    price $99,900
18. 2026-01-05
    price $106,000
19. 2025-10-02
    listed $109,000 Active
20. 2022-07-29
    status Pending 344-char remark

    Show marketing remark (344 chars)

    This 1991 single wide manufactured home in popular Sun Aire Estates is ready for a new owner. This 2 bedroom 2 full bath air conditioned home has an oversized attached carport, two garden sheds, and a covered deck. The yard has a full sprinkler system and is fully fenced. Newer roof and new exterior paint in 2021. All appliances included.

21. 2022-07-18
    listed $159,000 Active 344-char remark

    Show marketing remark (344 chars)

    This 1991 single wide manufactured home in popular Sun Aire Estates is ready for a new owner. This 2 bedroom 2 full bath air conditioned home has an oversized attached carport, two garden sheds, and a covered deck. The yard has a full sprinkler system and is fully fenced. Newer roof and new exterior paint in 2021. All appliances included.

22. 2010-08-02
    soldstatus 367-char remark

    Show marketing remark (367 chars)

    1991 Redman Riverview, SW manufactured home in one of the areas favorite 55 and older communities - Sun Aire Estates. Super clean, move in ready home w/split bedroom design, central air, 2 storage sheds (10x10, 8x10), enclosed 2 car carport, auto sprinkler system. All appliances included. Lot rent in $245/mo. (including water, sewere, garbage). A pleasure to show.

23. 2010-06-29
    listed $22,000 367-char remark

    Show marketing remark (367 chars)

    1991 Redman Riverview, SW manufactured home in one of the areas favorite 55 and older communities - Sun Aire Estates. Super clean, move in ready home w/split bedroom design, central air, 2 storage sheds (10x10, 8x10), enclosed 2 car carport, auto sprinkler system. All appliances included. Lot rent in $245/mo. (including water, sewere, garbage). A pleasure to show.

ⓘ 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: $22,590
• − Mortgage interest: −$4,705
• − Property taxes: −$1,260
• − Insurance: −$420
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$2,444
• Taxable income: $10,147
• Est. tax owed @ 24.0%: −$2,435
• After-tax cash flow: $8,445/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

+281.8% since first listed

8 events — show timeline

• 2026-05-16 Price Changed $84,000 CDAMLS
• 2026-02-03 Price Changed $99,900 CDAMLS
• 2026-01-05 Price Changed $106,000 CDAMLS
• 2025-10-02 Listed $109,000 CDAMLS
• 2022-07-29 Pending — CDAMLS
• 2022-07-18 Listed $159,000 CDAMLS
• 2010-08-02 Sold (MLS) — CDAMLS
• 2010-06-29 Listed $22,000 CDAMLS