1644 W Windsor Ave · Coeur d'Alene, ID 83815

$55,000

2 bd · 2.0 ba · 924 sqft · SingleFamily · 77 Days on market

Built 1984 Fair condition Est $67k · 17% under ↓ 8% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this - 2 bedroom, 2 bath manufactured home in a quiet Coeur d'Alene community. Offering 924 sq ft of comfortable living space, this single-wide home features a welcoming covered front porch. . Inside, you'll find a functional layout with ample storage throughout. Recent updates include a newer roof and all-new plumbing beneath the home, providing added peace of mind. Located in the desirable Oakcrest community, residents enjoy access to fantastic amenities including a swimming pool, tennis courts, clubhouse, and beautifully maintained common areas. Conveniently situated near shopping, dining, and everything Coeur d'Alene has to offer, this home presents an excellent opportunit

Key facts

• Covered front porch
• Clubhouse
• Newer roof

Tags

• COVERED FRONT PORCH
• NEWER ROOF
• ALL-NEW PLUMBING
• SWIMMING POOL
• TENNIS COURTS
• CLUBHOUSE

Property features AI

Finance

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

Exterior

• Parking: No common walls (detached setting)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story (manufactured); Pillar/post/pier foundation; Paved road access
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built as a manufactured structure
• Exterior features: Open porch; Lighting; Lawn; Landscaped, level lot; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator; Freezer
• Bedrooms: 2 main level bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 main level bathrooms
• Heating & cooling: Electric heating; Forced air; Mini-split A/C
• Interior features: Washer hookup; Mini-split A/C; Skylight(s)
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k. Condition is rated fair.

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 $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.6% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.23% ✓
• Cap rate: 28.59%
• Cash-on-cash: 79.63%
• DSCR: 4.54
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $66,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1644 W Windsor Ave	0.00mi	2/2.0	924 (0%)	0mo	$55,000	$60	100
1686 W Dartmouth Cir	0.14mi	2/2.0	924 (0%)	7mo	$79,000	$85	87
4918 W Cougar Cir	0.15mi	2/2.0	924 (0%)	8mo	$69,000	$75	86
4933 W Cougar Cir	0.13mi	2/1.0	924 (0%)	6mo	$30,000	$32	85
2122 W Windermere Ave	0.36mi	3/2.0 (+1)	924 (0%)	2mo	$60,000	$65	76
4948 W Cougar Cir	0.13mi	2/1.0	864 (-6%)	5mo	$30,000	$35	75
4954 W Cougar Cir	0.12mi	2/1.0	864 (-6%)	7mo	$35,000	$41	74
2297 W Plymouth	0.42mi	2/1.0	938 (+2%)	7mo	$42,500	$45	68
2243 W Oxford Cir	0.31mi	3/1.0 (+1)	954 (+3%)	5mo	$68,800	$72	67
1942 W Dartmouth Cir	0.22mi	2/2.0	1,022 (+11%)	8mo	$75,000	$73	65
4386 N Meadow Ranch Ave	0.72mi	2/1.0	795 (-14%)	4mo	$330,000	$415	36
4372 N Meadow Ranch Ave	0.72mi	2/1.0	792 (-14%)	8mo	$340,000	$429	32

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 81.1%
• Equity multiple: 4.79×
• Total profit: $58,369
• Equity at exit: $8,201

10-year hold

• IRR: 84.8%
• Equity multiple: 10.34×
• Total profit: $143,863
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $1,022

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,060	-5% $1,041	+0% $1,022	+5% $1,003	+10% $984
Rent	-10% $882	-5% $952	+0% $1,022	+5% $1,092	+10% $1,162
Rate	-1.0pp $1,050	-0.5pp $1,036	base $1,022	+0.5pp $1,008	+1.0pp $993

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4188 Player Dr Unit 4188 Coeur d'Alene, ID	2.0	2.0	1125	$1,725	$1.53	22d	1	0.07mi
2099 W Plymouth Cir Unit C28 Coeur d'Alene, ID	3.0	2.0	924	$2,129	$2.30	22d	1	0.30mi
3825 N Ramsey Rd Coeur D Alene, ID	2.0–3.0	2.0	1039	$1,618	$1.56	22d	1	0.38mi
2001 W Voltaire Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	988	$1,774	$1.80	14d	11	0.88mi
1681 Pampas Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	989	$1,740	$1.76	14d	22	0.90mi
4208 N Crown Ave Coeur D Alene, ID	2.0	1.0	950	$1,500	$1.58	14d	1	0.92mi
1070 W Rustic Lodge Dr Unit 204 Coeur d'Alene, ID	2.0	2.0	1025	$1,715	$1.67	22d	1	1.08mi
2828 N Julia St Unit 2 Coeur d'Alene, ID	2.0	1.0	900	$1,495	$1.66	22d	1	1.12mi
128 W Neider Ave Coeur d'Alene, ID	1.0–3.0	1.0–2.0	981	$1,595	$1.63	14d	4	1.28mi
3293 N Ladalia Dr Coeur D Alene, ID	2.0	2.0	1100	$2,450	$2.23	14d	1	1.44mi
3219 N Thicket Ln Unit 3219 Thicket Coeur d'Alene, ID	2.0	1.5	900	$1,550	$1.72	14d	1	1.48mi

Listing history 3 events

1. 2026-05-07
   status Pending
2. 2026-04-17
   price $55,000
3. 2026-02-19
   listed $60,000 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: $21,296
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$1,600
• Taxable income: $12,108
• Est. tax owed @ 24.0%: −$2,906
• After-tax cash flow: $9,357/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This single-wide manufactured home in Coeur d'Alene requires significant repairs, including a new roof and repainting, to improve its condition and increase its value.

Repairs flagged

• Major roof — The independent satellite image shows a flat roof with visible wear and tear.
• Minor exterior siding — The siding appears to be in fair condition, with some discoloration and wear visible.
• Major interior walls — The interior photos show walls with peeling wallpaper and paint, indicating a need for repainting or replacement.

Value-add opportunities

• Resale new roof — A new roof would significantly improve the home's curb appeal and increase its resale value.
• Resale repainting — Repainting the exterior and interior walls would improve the home's appearance and increase its resale value.
• Both landscaping — Landscaping would improve the home's curb appeal and increase both its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent satellite image shows a flat roof with visible wear and tear.	Major	$15,000–50,000
exterior siding · The siding appears to be in fair condition, with some discoloration and wear visible.	Minor	$500–3,000
interior walls · The interior photos show walls with peeling wallpaper and paint, indicating a need for repainting or replacement.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale new roof — A new roof would significantly improve the home's curb appeal and increase its resale value. ↑
• Resale repainting — Repainting the exterior and interior walls would improve the home's appearance and increase its resale value. ↑
• Both landscaping — Landscaping would improve the home's curb appeal and increase both its resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.3% since first listed

3 events — show timeline

• 2026-05-07 Pending — CDAMLS
• 2026-04-17 Price Changed $55,000 CDAMLS
• 2026-02-19 Listed $60,000 CDAMLS