14929 N Meadow View Ct · Rathdrum, ID 83858

$116,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured · 100 Days on market

Built 1993

---

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

Listing remarks

Located in a quiet cul-de-sac, this 3-bedroom, 2-bath home offers a fenced backyard perfect for relaxing outdoors. Major systems have been updated, including a tankless water heater, furnace, and plumbing providing added efficiency and peace of mind. Also included is automatic heat tape designed to help prevent pipes freezing in the winter. Nearby community playground, tennis courts, and basketball courts offer great options for fun! Located close to parks, schools, restaurants, and shopping, this home combines comfort, convenience, and a peaceful setting.

Key facts

• Community playground
• Tennis courts
• Cul-de-sac

Tags

• CUL-DE-SAC
• FENCED BACKYARD
• TANKLESS WATER HEATER
• AUTOMATIC HEAT TAPE
• COMMUNITY PLAYGROUND
• TENNIS COURTS

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story (manufactured); Pillar/post/pier foundation; Composition roof; T1-11 exterior siding
• Construction: T1-11 construction material; Composition roof; Pillar/Post/Pier foundation; Manufactured structure
• Exterior features: Covered porch; Covered deck; Fruit trees; Outdoor lighting; Rain gutters; Lawn; Full fencing; Publicly maintained paved road; Open, level lot on a cul-de-sac; Views

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Gas water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Natural gas and electric heating; Forced air furnace
• Interior features: Washer hookup; Crawl space basement
• Laundry & utility: Electric dryer hookup; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $117k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $106k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $808 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 100 days — a 9% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago 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.

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 $106,379 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.50% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.21%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-8,967
• Equity at exit: $17,430

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $5,837
• Equity at exit: $10,107

Cash invested: $32,732 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$613
• Tax est. 1.5%: −$146 /mo · $1,754/yr
• Insurance: −$49
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $152

Break-even live

Break-even rent $1,563

Max offer price $116,900

Occupancy floor 86%

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: $29,225
• Closing costs: $3,507
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15170 N Stevens St Rathdrum, ID	3.0	2.5	1450	$1,975	$1.36	20d	1	0.61mi
7282 W Lakeland St Rathdrum, ID	3.0	2.0	1226	$1,725	$1.41	13d	1	0.81mi
7164 E Winchester St Unit 1 Rathdrum, ID	3.0	1.0	1350	$1,650	$1.22	13d	1	0.85mi
7808 W Kayak Ct Post Falls, ID	3.0	2.0	1171	$2,200	$1.88	13d	1	0.93mi
6923 Silverado St Unit D208 Rathdrum, ID	2.0	2.0	1080	$1,400	$1.30	13d	1	1.09mi
7005 W Timberline St Unit B Rathdrum, ID	2.0	1.0	850	$1,350	$1.59	20d	1	1.27mi

Listing history 39 events

1. 2026-06-19
   days on market $116,900 Active 100 DOM
2. 2026-06-18
   days on market $116,900 Active 99 DOM
3. 2026-06-17
   days on market $116,900 Active 98 DOM
4. 2026-06-16
   days on market $116,900 Active 97 DOM
5. 2026-06-15
   days on market $116,900 Active 96 DOM
6. 2026-06-14
   days on market $116,900 Active 94 DOM
7. 2026-06-13
   days on market $116,900 Active 93 DOM
8. 2026-06-10
   days on market $116,900 Active 91 DOM
9. 2026-06-09
   days on market $116,900 Active 90 DOM
10. 2026-06-09
    price $116,900 Active 89 DOM
11. 2026-06-08
    days on market $119,900 Active 89 DOM
12. 2026-06-07
    days on market $119,900 Active 88 DOM
13. 2026-06-02
    days on market $119,900 Active 83 DOM
14. 2026-06-01
    days on market $119,900 Active 82 DOM
15. 2026-05-31
    days on market $119,900 Active 81 DOM
16. 2026-05-30
    days on market $119,900 Active 80 DOM
17. 2026-03-11
    listed $119,900 Active
18. 2023-12-07
    price $139,000
19. 2023-12-01
    price $149,000
20. 2023-11-16
    price $152,500
21. 2023-09-25
    price $154,900
22. 2023-09-04
    listed $157,000 Active
23. 2022-10-23
    price $115,000
24. 2022-10-23
    status Active
25. 2022-10-15
    status Pending
26. 2022-09-29
    price $157,000
27. 2022-09-21
    price $162,900
28. 2022-09-16
    price $165,000
29. 2022-09-01
    price $167,500
30. 2022-08-29
    price $170,000
31. 2022-08-23
    listed $175,000 Active
32. 2022-04-11
    status Pending
33. 2022-03-28
    price $155,000
34. 2022-03-16
    status Active
35. 2022-03-14
    status Pending
36. 2022-03-10
    listed $159,900 Active
37. 2020-04-08
    soldstatus Closed
38. 2020-03-26
    status Pending
39. 2020-03-23
    listed $49,000 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: $21,061
• − Mortgage interest: −$6,548
• − Property taxes: −$1,754
• − Insurance: −$5,703
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$3,401
• Taxable income: $286
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $1,757/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: 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

+144.7% since first listed

23 events — show timeline

• 2026-03-11 Listed $119,900 CDAMLS
• 2023-12-07 Price Changed $139,000 CDAMLS
• 2023-12-01 Price Changed $149,000 CDAMLS
• 2023-11-16 Price Changed $152,500 CDAMLS
• 2023-09-25 Price Changed $154,900 CDAMLS
• 2023-09-04 Listed $157,000 CDAMLS
• 2022-10-23 Price Changed $115,000 CDAMLS
• 2022-10-23 Relisted — CDAMLS
• 2022-10-15 Pending — CDAMLS
• 2022-09-29 Price Changed $157,000 CDAMLS
• 2022-09-21 Price Changed $162,900 CDAMLS
• 2022-09-16 Price Changed $165,000 CDAMLS
• 2022-09-01 Price Changed $167,500 CDAMLS
• 2022-08-29 Price Changed $170,000 CDAMLS
• 2022-08-23 Listed $175,000 CDAMLS
• 2022-04-11 Pending — CDAMLS
• 2022-03-28 Price Changed $155,000 CDAMLS
• 2022-03-16 Relisted — CDAMLS
• 2022-03-14 Pending — CDAMLS
• 2022-03-10 Listed $159,900 CDAMLS
• 2020-04-08 Sold (MLS) — CDAMLS
• 2020-03-26 Pending — CDAMLS
• 2020-03-23 Listed $49,000 CDAMLS