8852 W Meadow Brook Cir · Rathdrum, ID 83858

$59,000

2 bd · 1.0 ba · 728 sqft · SingleFamily · 40 Days on market

Built 1981 Good condition

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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
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Clean 2 bed 1 bath home newly remodeled. New: Carpet Pad, Carpet, Formica Counters, Toilet, Interior Paint, Lighting, and Deck Paint. Upgraded Appliances.

Key facts

• New lighting
• New carpet
• New deck paint

Tags

• NEWLY REMODELED
• UPGRADED APPLIANCES
• NEW CARPET
• NEW INTERIOR PAINT
• NEW LIGHTING
• NEW DECK PAINT

Property features AI

Exterior

• Utilities: Public water; Community sewer
• Home design: Manufactured home
• Construction: Aluminum siding; Metal roof; Block foundation; Crawl space (no full basement)
• Exterior features: Covered deck; Open deck; Shed(s); Level lot; Paved road access

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; LVP
• Bathrooms: 1 main-level bathroom
• Heating & cooling: Electric heating; Forced air furnace
• Interior features: Washer hookup; Electric dryer hookup
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 1.3% in Rathdrum — 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 74/100 on livability (#30 in ID, #4,401 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety B; Watch: amenities F, commute 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: 524 active listings in the ZIP; 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 $408 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 + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.45% ✓
• Cap rate: 21.22%
• Cash-on-cash: 53.30%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $183,456
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8323 W Meadow Brook Cir	0.16mi	2/1.0	744 (+2%)	8mo	$39,000	$52	82
8274 W Meadowbrook Cir	0.19mi	2/1.0	728 (0%)	15mo	$50,000	$69	79
15036 N Anthony St	0.26mi	2/1.0	672 (-8%)	6mo	$169,067	$252	70
15244 N Alabama	0.50mi	2/1.0	800 (+10%)	16mo	$299,900	$375	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.62×
• Total profit: $10,289
• Equity at exit: $8,797

10-year hold

• IRR: 24.3%
• Equity multiple: 3.14×
• Total profit: $35,307
• Equity at exit: $5,101

Cash invested: $16,520 (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 83858

• Home prices YoY: -22.0%
• Active inventory: 524
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $307

Break-even live

Break-even rent $1,056

Max offer price $59,000

Occupancy floor 74%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $59,000 Active 40 DOM
2. 2026-06-18
   days on market $59,000 Active 39 DOM
3. 2026-06-17
   days on market $59,000 Active 38 DOM
4. 2026-06-16
   days on market $59,000 Active 37 DOM
5. 2026-06-15
   days on market $59,000 Active 36 DOM
6. 2026-06-14
   days on market $59,000 Active 34 DOM
7. 2026-06-13
   days on market $59,000 Active 33 DOM
8. 2026-06-10
   days on market $59,000 Active 31 DOM
9. 2026-06-09
   days on market $59,000 Active 30 DOM
10. 2026-06-08
    days on market $59,000 Active 29 DOM
11. 2026-06-07
    days on market $59,000 Active 28 DOM
12. 2026-06-02
    days on market $59,000 Active 23 DOM
13. 2026-06-01
    days on market $59,000 Active 22 DOM
14. 2026-05-31
    days on market $59,000 Active 21 DOM
15. 2026-05-30
    days on market $59,000 Active 20 DOM
16. 2026-05-09
    listed $59,000 Active

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,339
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$5,414
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$1,716
• Taxable income: $3,245
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $2,908/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 · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent cosmetic renovations, making it move-in ready and suitable for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Upgrading the flooring to hardwood or tile — Improves the overall aesthetic and can increase both resale and rental value.
• Both Upgrading the appliances to more energy-efficient models — Can increase both resale and rental value by showcasing energy efficiency and modernity.
• Both Adding a smart home system — Can increase both resale and rental value by showcasing modern technology and convenience.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Upgrading the flooring to hardwood or tile — Improves the overall aesthetic and can increase both resale and rental value. ↑
• Both Upgrading the appliances to more energy-efficient models — Can increase both resale and rental value by showcasing energy efficiency and modernity. ↑
• Both Adding a smart home system — Can increase both resale and rental value by showcasing modern technology and convenience. ↑

ⓘ 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: 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 — Rathdrum

• Score: 74/100
• State rank: #30
• US rank: #4401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rathdrum, ID
• Population (ZIP): 19,315

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 (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 6% Slovak 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 0%

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: ▼ -75.25%
• Current HPI: 266.5011
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-09 Listed $59,000 CDAMLS