2064 W Windermere Ave · Coeur d'Alene, ID 83815

$65,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 72 Days on market

Built 1997

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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
• 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

Beautifully updated home in Oakcrest Park! Centrally located close to schools, medical, shopping, parks, and the Kroc recreation center. Oakcrest is one of Coeur d'Alene's best neighborhoods. The neighborhood includes community parks, a community clubhouse. community pool, and neighborhood gatherings. All set in a beautiful residential setting with quiet streets and friendly people. The home features two large bedrooms, with an updated kitchen overlooking the living room. There is ample parking with a large two-car, covered carport, and large storage shed for bikes and toys. This may be the best possible deal on any home in the CDA area Act fast and don't miss out!

Key facts

• Covered front porch
• Recent updates
• Bright skylight

Tags

• RECENT UPDATES
• NEW ROOF
• NEW WATER HEATER
• SPLIT FLOOR PLAN
• BRIGHT SKYLIGHT
• COVERED FRONT PORCH

Property features AI

Finance

• HOA & community: Community association (Oakcrest Park) with monthly fees; Association covers grounds maintenance, sewer, snow removal, and trash; Sidewalks and curbs in the community

Exterior

• Utilities: Public water; Public sewer; Paved road access on a privately maintained road
• Home design: Manufactured home; Southern exposure; Open, level, landscaped lot
• Construction: T1-11 exterior siding; Composition roof; Pillar/post/pier foundation; Built as a single-story (manufactured) structure
• Exterior features: Covered porch; Garden; Lawn; Shed(s); Partially and fully fenced backyard

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl; Luxury vinyl plank (LVP)
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Electric heating; Forced air furnace
• Interior features: High-speed internet; Washer hookup; Crawl space basement (no finished basement)
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.4% 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 B — 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.89% ✓
• Cap rate: 25.42%
• Cash-on-cash: 68.32%
• DSCR: 4.04
• GRM: 2.9

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: 69.1%
• Equity multiple: 4.18×
• Total profit: $57,786
• Equity at exit: $9,692

10-year hold

• IRR: 73.5%
• Equity multiple: 8.97×
• Total profit: $145,071
• Equity at exit: $5,620

Cash invested: $18,200 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $1,036

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 40%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2099 W Plymouth Cir Unit C28 Coeur d'Alene, ID	3.0	2.0	924	$2,129	$2.30	20d	1	0.05mi
4188 Player Dr Unit 4188 Coeur d'Alene, ID	2.0	2.0	1125	$1,725	$1.53	20d	1	0.33mi
3825 N Ramsey Rd Coeur D Alene, ID	2.0–3.0	2.0	1039	$1,618	$1.56	20d	1	0.62mi
2001 W Voltaire Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	988	$1,774	$1.80	13d	11	0.63mi
1681 Pampas Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	989	$1,740	$1.76	13d	22	0.71mi
1070 W Rustic Lodge Dr Unit 204 Coeur d'Alene, ID	2.0	2.0	1025	$1,715	$1.67	20d	1	1.02mi
4208 N Crown Ave Coeur D Alene, ID	2.0	1.0	950	$1,500	$1.58	13d	1	1.19mi
2828 N Julia St Unit 2 Coeur d'Alene, ID	2.0	1.0	900	$1,495	$1.66	20d	1	1.41mi
1586 W Switchgrass Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.5	1062	$1,995	$1.88	13d	5	1.48mi

Listing history 29 events

1. 2026-06-19
   days on market $65,000 Active 72 DOM
2. 2026-06-18
   days on market $65,000 Active 71 DOM
3. 2026-06-17
   days on market $65,000 Active 70 DOM
4. 2026-06-16
   days on market $65,000 Active 69 DOM
5. 2026-06-15
   days on market $65,000 Active 68 DOM
6. 2026-06-14
   days on market $65,000 Active 66 DOM
7. 2026-06-13
   days on market $65,000 Active 65 DOM
8. 2026-06-10
   days on market $65,000 Active 63 DOM
9. 2026-06-09
   days on market $65,000 Active 62 DOM
10. 2026-06-09
    price $65,000 Active 61 DOM
11. 2026-06-08
    days on market $68,000 Active 61 DOM
12. 2026-06-07
    days on market $68,000 Active 60 DOM
13. 2026-06-03
    days on market $68,000 Active 56 DOM
14. 2026-06-02
    days on market $68,000 Active 55 DOM
15. 2026-06-01
    days on market $68,000 Active 54 DOM
16. 2026-05-31
    days on market $68,000 Active 53 DOM
17. 2026-05-30
    days on market $68,000 Active 52 DOM
18. 2026-05-01
    price $68,000
19. 2026-04-08
    listed $74,900 Active
20. 2022-03-14
    status Pending 673-char remark

    Show marketing remark (673 chars)

    Beautifully updated home in Oakcrest Park! Centrally located close to schools, medical, shopping, parks, and the Kroc recreation center. Oakcrest is one of Coeur d'Alene's best neighborhoods. The neighborhood includes community parks, a community clubhouse. community pool, and neighborhood gatherings. All set in a beautiful residential setting with quiet streets and friendly people. The home features two large bedrooms, with an updated kitchen overlooking the living room. There is ample parking with a large two-car, covered carport, and large storage shed for bikes and toys. This may be the best possible deal on any home in the CDA area Act fast and don't miss out!

21. 2022-03-11
    listed $153,000 Active 673-char remark

    Show marketing remark (673 chars)

    Beautifully updated home in Oakcrest Park! Centrally located close to schools, medical, shopping, parks, and the Kroc recreation center. Oakcrest is one of Coeur d'Alene's best neighborhoods. The neighborhood includes community parks, a community clubhouse. community pool, and neighborhood gatherings. All set in a beautiful residential setting with quiet streets and friendly people. The home features two large bedrooms, with an updated kitchen overlooking the living room. There is ample parking with a large two-car, covered carport, and large storage shed for bikes and toys. This may be the best possible deal on any home in the CDA area Act fast and don't miss out!

22. 2019-09-30
    soldstatus Closed 217-char remark

    Show marketing remark (217 chars)

    Cute and updated 2 bed/2 bath at opposite ends. Covered carport, fenced yard, storage shed. New light fixtures, waterproof vinyl laminate flooring and new interior paint all done 2 years ago. Must see to appreciate!

23. 2019-09-06
    status Pending 217-char remark

    Show marketing remark (217 chars)

    Cute and updated 2 bed/2 bath at opposite ends. Covered carport, fenced yard, storage shed. New light fixtures, waterproof vinyl laminate flooring and new interior paint all done 2 years ago. Must see to appreciate!

24. 2019-09-03
    price $72,500 217-char remark

    Show marketing remark (217 chars)

    Cute and updated 2 bed/2 bath at opposite ends. Covered carport, fenced yard, storage shed. New light fixtures, waterproof vinyl laminate flooring and new interior paint all done 2 years ago. Must see to appreciate!

25. 2019-08-28
    listed $74,500 Active 217-char remark

    Show marketing remark (217 chars)

    Cute and updated 2 bed/2 bath at opposite ends. Covered carport, fenced yard, storage shed. New light fixtures, waterproof vinyl laminate flooring and new interior paint all done 2 years ago. Must see to appreciate!

26. 2016-11-04
    soldstatus
27. 2016-09-23
    listed $35,000
28. 2016-09-14
    soldstatus
29. 2016-07-06
    listed $37,000

ⓘ 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: $22,562
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$1,891
• Taxable income: $12,120
• Est. tax owed @ 24.0%: −$2,909
• After-tax cash flow: $9,525/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

+83.8% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $68,000 CDAMLS
• 2026-04-08 Listed $74,900 CDAMLS
• 2022-03-14 Pending — CDAMLS
• 2022-03-11 Listed $153,000 CDAMLS
• 2019-09-30 Sold (MLS) — CDAMLS
• 2019-09-06 Pending — CDAMLS
• 2019-09-03 Price Changed $72,500 CDAMLS
• 2019-08-28 Listed $74,500 CDAMLS
• 2016-11-04 Sold (MLS) — CDAMLS
• 2016-09-23 Listed $35,000 CDAMLS
• 2016-09-14 Sold (MLS) — CDAMLS
• 2016-07-06 Listed $37,000 CDAMLS