122 E Walrose Loop · Hayden, ID 83835

$125,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily · 77 Days on market

Built 1992 Good condition ↓ 32% since listing

---

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
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

6 months rent paid for! Located in a quiet Hayden community, this updated 3-bedroom, 2-bath home offers 1,512 square feet of comfortable, easy living. Step inside to a bright, open layout with refreshed finishes, abundant natural light, and plenty of space to gather or relax. Outside, you'll enjoy the peaceful neighborhood setting while being just minutes from North Idaho's best recreation. Spend your weekends on the water at Hayden Lake or Coeur d'Alene Lake, hit the fairways at Avondale Golf Course, or explore endless hiking and biking trails nearby. With easy access to shopping, dining, and Highway 95, this home blends small-town tranquility with everyday convenience. Low monthly lot le

Key facts

• Bright open layout
• Updated home
• Built 1992

Tags

• UPDATED HOME
• BRIGHT OPEN LAYOUT
• ABUNDANT NATURAL LIGHT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO HIGHWAY 95

Property features AI

Finance

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

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; No shared/common walls
• Construction: T1-11 siding; Composition roof; Pillar/post/pier foundation; Built as a manufactured structure
• Exterior features: Open deck; Exterior lighting; Rain gutters; Level lot; View

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Gas water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate; Luxury Vinyl Plank (LVP)
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Natural gas and electric heating; Forced air furnace
• Interior features: Cable internet available; Satellite service; Washer hookup; Crawl space (no full basement)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated good.

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 $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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: schools D+, amenities F, commute 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.
• Market conditions: Rents rising (+1.2%/yr); 383 active listings in the ZIP; 4 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).
• This rent runs 31% of the median local income ($91k/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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $117,500 (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. 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: 1.91% ✓
• Cap rate: 16.07%
• Cash-on-cash: 34.90%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $420,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11810 N Peridot Dr	0.27mi	3/2.5	1,600 (+6%)	11mo	$489,900	$306	66
11501 N Alaska Loop	0.52mi	3/2.0	1,568 (+4%)	10mo	$159,900	$102	61
11474 N Alaska Loop	0.50mi	3/2.0	1,344 (-11%)	3mo	$174,900	$130	56
10788 N Oak St	0.59mi	3/2.0	1,644 (+9%)	4mo	$449,000	$273	54
696 W Peach Tree Dr	0.66mi	3/2.0	1,692 (+12%)	1mo	$515,000	$304	49
10603 N Hillview Dr	0.74mi	3/2.0	1,587 (+5%)	12mo	$749,500	$472	47
797 E Burdock Loop	0.70mi	3/2.0	1,669 (+10%)	4mo	$525,000	$315	47
659 W Wyoming Ave	0.56mi	3/2.0	1,680 (+11%)	11mo	$55,000	$33	46
87 E Burdock Loop	0.64mi	3/2.0	1,669 (+10%)	8mo	$499,990	$300	46
164 E Spirea Ln	0.70mi	3/2.0	1,661 (+10%)	12mo	$384,950	$232	41
90 E Spirea Ln	0.70mi	2/2.5 (-1)	1,330 (-12%)	8mo	$369,950	$278	34
176 E Spirea Ln	0.70mi	2/2.5 (-1)	1,330 (-12%)	12mo	$359,950	$271	30

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 · 1.16% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.15×
• Total profit: $40,284
• Equity at exit: $18,638

10-year hold

• IRR: 34.7%
• Equity multiple: 3.90×
• Total profit: $101,582
• Equity at exit: $10,808

Cash invested: $35,000 (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: 383
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,382 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,018

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 52%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 E Lobo Loop Hayden, ID	3.0	2.5	1401	$2,250	$1.61	13d	1	0.33mi
11091 N Cutlass St Hayden, ID	3.0	2.0	1456	$2,100	$1.44	21d	1	0.95mi
649 W Helen Ave Hayden, ID	3.0	2.0	1273	$2,200	$1.73	13d	1	1.15mi
9651 N Buttercup Ln Hayden, ID	3.0	2.5	1285	$1,950	$1.52	21d	1	1.21mi

Listing history 33 events

1. 2026-06-19
   days on market $125,000 Active 77 DOM
2. 2026-06-18
   days on market $125,000 Active 76 DOM
3. 2026-06-17
   days on market $125,000 Active 75 DOM
4. 2026-06-16
   days on market $125,000 Active 74 DOM
5. 2026-06-15
   days on market $125,000 Active 73 DOM
6. 2026-06-14
   days on market $125,000 Active 71 DOM
7. 2026-06-13
   days on market $125,000 Active 70 DOM
8. 2026-06-10
   days on market $125,000 Active 68 DOM
9. 2026-06-09
   days on market $125,000 Active 67 DOM
10. 2026-06-08
    days on market $125,000 Active 66 DOM
11. 2026-06-07
    days on market $125,000 Active 65 DOM
12. 2026-06-03
    days on market $125,000 Active 61 DOM
13. 2026-06-02
    days on market $125,000 Active 60 DOM
14. 2026-06-01
    days on market $125,000 Active 59 DOM
15. 2026-06-01
    remarks 699-char remark
16. 2026-05-31
    days on market $125,000 Active 58 DOM
17. 2026-05-30
    days on market $125,000 Active 57 DOM
18. 2026-05-01
    price $125,000
19. 2026-04-03
    listed $130,000 Active
20. 2026-03-25
    status Pending
21. 2026-03-19
    price $130,000
22. 2026-01-31
    price $140,000
23. 2026-01-31
    price $140,000
24. 2026-01-08
    listed $150,000 Active
25. 2025-12-09
    price $160,000
26. 2025-12-09
    price $160,000
27. 2025-12-02
    price $170,000
28. 2025-12-02
    price $170,000
29. 2025-11-12
    price $175,000
30. 2025-11-12
    status Active
31. 2025-11-12
    price $175,000
32. 2025-09-11
    status Pending
33. 2025-08-21
    listed $185,000 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: $28,584
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$3,636
• Taxable income: $10,872
• Est. tax owed @ 24.0%: −$2,609
• After-tax cash flow: $9,606/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

Good 75/100 Cosmetic rehab

This updated 3-bedroom, 2-bath home offers a good condition with fresh paint and updated finishes. It's located in a quiet neighborhood with easy access to recreation and amenities.

Value-add opportunities

• Resale update countertops and backsplash in kitchen — modernizes kitchen and adds value
• Both install smart home devices — enhances convenience and appeal
• Both landscape front yard — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale update countertops and backsplash in kitchen — modernizes kitchen and adds value ↑
• Both install smart home devices — enhances convenience and appeal ↑
• Both landscape front yard — improves curb appeal and adds 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 — 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

-32.4% since first listed

16 events — show timeline

• 2026-05-01 Price Changed $125,000 CDAMLS
• 2026-04-03 Listed $130,000 CDAMLS
• 2026-03-25 Pending — CDAMLS
• 2026-03-19 Price Changed $130,000 CDAMLS
• 2026-01-31 Price Changed $140,000 SELMLS
• 2026-01-31 Price Changed $140,000 CDAMLS
• 2026-01-08 Listed $150,000 CDAMLS
• 2025-12-09 Price Changed $160,000 SELMLS
• 2025-12-09 Price Changed $160,000 CDAMLS
• 2025-12-02 Price Changed $170,000 SELMLS
• 2025-12-02 Price Changed $170,000 CDAMLS
• 2025-11-12 Price Changed $175,000 SELMLS
• 2025-11-12 Relisted — CDAMLS
• 2025-11-12 Price Changed $175,000 CDAMLS
• 2025-09-11 Pending — CDAMLS
• 2025-08-21 Listed $185,000 CDAMLS