28128 N Highway 41 Trlr 40 · Spirit Lake, ID 83869

$130,000

3 bd · 2.0 ba · 924 sqft · SingleFamily · 41 Days on market

Built 1976 Good condition Est $129k · at est.

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Why this score? — see what drove the D 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 +12.4/30.0
• ARV discount +7.3/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely Remodeled & Move-In Ready! Welcome to this beautifully updated 3-bedroom, 2-bath home offering just under 1,000 sq ft of modern comfort and style--all on leased land for an affordable, low-maintenance lifestyle. Head inside and fall in love with the fresh, clean feel throughout. Gorgeous LVP flooring flows seamlessly through the home, creating both durability and a high-end look. The fully refreshed kitchen shines with stainless steel appliances, sleek finishes, and a layout that makes everyday living and entertaining easy. The thoughtful remodel continues into both bathrooms and all three bedrooms, giving you a space that feels updated, functional, and truly move-in rea

Key facts

• Remodeled
• Storage shed
• Updated kitchen

Tags

• REMODELED
• MOVE IN READY
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• STORAGE SHED

Property features AI

Exterior

• Parking: Driveway access
• Utilities: Shared well water; Shared septic
• Home design: Mobile home; Single-story
• Construction: T1-11 siding; Metal roof; Pillar/post/pier foundation; Built as a manufactured/mobile structure
• Exterior features: Level lot; Located on a cul-de-sac; Shed(s) on property; Gravel road access

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: LVP
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Electric heating; Forced air furnace
• Interior features: Disposal; Crawl space (no finished basement)
• Laundry & utility: Washer; Electric dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-21 ($-250/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (14.5% below list).
• Recommended offer: $111k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 0.1% in Spirit Lake — 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 66/100 on livability (#114 in ID) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: schools C-, employment D+, amenities 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: 104 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 $899 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,086 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $129,360
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28128 N Highway 41 #41	0.06mi	3/1.0	924 (0%)	12mo	$129,400	$140	84
28128 N Highway 41 #29	0.06mi	2/1.0 (-1)	924 (0%)	13mo	$89,900	$97	77

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-22,374
• Equity at exit: $19,383

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-21,122
• Equity at exit: $11,240

Cash invested: $36,400 (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 83869

• Home prices YoY: -19.3%
• Active inventory: 104
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-21

Break-even live

Break-even rent $1,137

Max offer price $126,988

Occupancy floor 97%

Sensitivity live

Price	-10% $69	-5% $24	+0% $-21	+5% $-66	+10% $-111
Rent	-10% $-109	-5% $-65	+0% $-21	+5% $23	+10% $67
Rate	-1.0pp $45	-0.5pp $12	base $-21	+0.5pp $-54	+1.0pp $-89

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $130,000 Active 41 DOM
2. 2026-06-18
   days on market $130,000 Active 40 DOM
3. 2026-06-17
   days on market $130,000 Active 39 DOM
4. 2026-06-16
   days on market $130,000 Active 38 DOM
5. 2026-06-15
   days on market $130,000 Active 37 DOM
6. 2026-06-14
   days on market $130,000 Active 35 DOM
7. 2026-06-13
   statusdays on market $130,000 Active 34 DOM
8. 2026-06-10
   status $130,000 Pending 33 DOM
9. 2026-06-09
   days on market $130,000 Active 33 DOM
10. 2026-06-08
    days on market $130,000 Active 32 DOM
11. 2026-06-07
    days on market $130,000 Active 31 DOM
12. 2026-06-02
    pricedays on market $130,000 Active 26 DOM
13. 2026-06-01
    days on market $159,000 Active 25 DOM
14. 2026-05-31
    days on market $159,000 Active 24 DOM
15. 2026-05-30
    days on market $159,000 Active 23 DOM
16. 2026-05-07
    listed $159,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,330
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$3,782
• Taxable loss: −$2,466
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $342/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 80/100 Cosmetic rehab

This completely remodeled and move-in ready home offers modern comfort and style with updated kitchens and bathrooms, all on leased land for an affordable, low-maintenance lifestyle.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — 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: 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 — Spirit Lake

• Score: 66/100
• State rank: #114
• US rank: #12060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,278

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 (84%)
• Race & ethnicity: White 84% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 5% Cuban 2%
• Common ancestry: Slovak 7% Romanian 4% Lithuanian 4%
• Foreign-born: 0%
• Languages at home: 99% 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: ▼ -73.46%
• Current HPI: 307.8853
• 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

• 2026-05-07 Listed $159,000 CDAMLS