8570 N Hayden Pines Way · Hayden, ID 83835

$85,500

2 bd · 1.0 ba · 910 sqft · Manufactured · 113 Days on market

Built 1974

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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 +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Central Location with easy access to shops, dining, transportation and services. Located in Hayden Pines, 55+ community. Quiet neighborhood. Turn Key home offering 2 Beds and 1 Bath and 952 SQFT. Very well maintained and incredibly clean well cared for home with a nice bright and open kitchen with lots of storage and counter space. All brand new appliances included, also includes washer and dryer. Brand new lighting fixtures with LED throughout the home.New paint and hardware through out home. New carpet and laminate through out as well. New wall air conditioner. Big covered front porch. Newer roof, garden shed and beautiful yard. Covered 2 car parking. Lots of storage. Very easy to show.

Key facts

• Walk-in shower
• Updated kitchen
• Spacious dining area

Tags

• NEWLY BUILT BONUS ROOM
• WALK-IN SHOWER
• UPDATED KITCHEN
• SPACIOUS DINING AREA
• 2 BLOCKS FROM LIBRARY
• 2 BLOCKS FROM SHOPPING

Property features AI

Finance

• Other: Private maintained paved road

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story (main level living); Southern exposure
• Construction: Aluminum siding; Rubber roof; Block foundation; Built as manufactured construction
• Exterior features: Covered porch; Covered deck; Partial fencing; Open, landscaped, level lot with southern exposure; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator; Gas water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 main-level bathroom
• Heating & cooling: Natural gas and electric heating; Furnace
• Interior features: Washer hookup; Crawl space (no basement)
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $78k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.8% 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 leasing fast (median 13d on market — plan ~1-2 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 $591 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $77,805 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 2.20% ✓
• Cap rate: 18.82%
• Cash-on-cash: 44.74%
• DSCR: 2.99
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 2.65×
• Total profit: $39,613
• Equity at exit: $12,748

10-year hold

• IRR: 45.2%
• Equity multiple: 4.94×
• Total profit: $94,316
• Equity at exit: $7,392

Cash invested: $23,940 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$448
• Tax est. 1.5%: −$107 /mo · $1,282/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $893

Break-even live

Break-even rent $748

Max offer price $85,500

Occupancy floor 47%

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Shiloh Loop Unit 705-302 Hayden, ID	2.0	2.0	1000	$1,550	$1.55	13d	1	0.67mi
7534 N Culture Way Coeur d'Alene, ID	2.0–3.0	2.0	1213	$1,730	$1.43	13d	4	0.70mi
1586 W Switchgrass Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.5	1062	$1,995	$1.88	13d	5	1.01mi
1070 W Rustic Lodge Dr Unit 204 Coeur d'Alene, ID	2.0	2.0	1025	$1,715	$1.67	21d	1	1.23mi

Listing history 12 events

1. 2026-05-30
   days on market $85,500 Active 113 DOM
2. 2026-04-30
   price $85,500
3. 2026-02-06
   listed $105,000 Active
4. 2025-12-29
   price $105,000
5. 2025-09-17
   listed $109,000 Active
6. 2020-09-24
   status Pending 717-char remark

   Show marketing remark (717 chars)

   Excellent Central Location with easy access to shops, dining, transportation and services. Located in Hayden Pines, 55+ community. Quiet neighborhood. Turn Key home offering 2 Beds and 1 Bath and 952 SQFT. Very well maintained and incredibly clean well cared for home with a nice bright and open kitchen with lots of storage and counter space. All brand new appliances included, also includes washer and dryer. Brand new lighting fixtures with LED throughout the home.New paint and hardware through out home. New carpet and laminate through out as well. New wall air conditioner. Big covered front porch. Newer roof, garden shed and beautiful yard. Covered 2 car parking. Lots of storage. Very easy to show.

7. 2020-08-21
   historical Active - Backup Offers Accepted 717-char remark

   Show marketing remark (717 chars)

   Excellent Central Location with easy access to shops, dining, transportation and services. Located in Hayden Pines, 55+ community. Quiet neighborhood. Turn Key home offering 2 Beds and 1 Bath and 952 SQFT. Very well maintained and incredibly clean well cared for home with a nice bright and open kitchen with lots of storage and counter space. All brand new appliances included, also includes washer and dryer. Brand new lighting fixtures with LED throughout the home.New paint and hardware through out home. New carpet and laminate through out as well. New wall air conditioner. Big covered front porch. Newer roof, garden shed and beautiful yard. Covered 2 car parking. Lots of storage. Very easy to show.

8. 2020-08-14
   status Active 717-char remark

   Show marketing remark (717 chars)

   Excellent Central Location with easy access to shops, dining, transportation and services. Located in Hayden Pines, 55+ community. Quiet neighborhood. Turn Key home offering 2 Beds and 1 Bath and 952 SQFT. Very well maintained and incredibly clean well cared for home with a nice bright and open kitchen with lots of storage and counter space. All brand new appliances included, also includes washer and dryer. Brand new lighting fixtures with LED throughout the home.New paint and hardware through out home. New carpet and laminate through out as well. New wall air conditioner. Big covered front porch. Newer roof, garden shed and beautiful yard. Covered 2 car parking. Lots of storage. Very easy to show.

9. 2020-08-11
   historical Active - Backup Offers Accepted 717-char remark

   Show marketing remark (717 chars)

   Excellent Central Location with easy access to shops, dining, transportation and services. Located in Hayden Pines, 55+ community. Quiet neighborhood. Turn Key home offering 2 Beds and 1 Bath and 952 SQFT. Very well maintained and incredibly clean well cared for home with a nice bright and open kitchen with lots of storage and counter space. All brand new appliances included, also includes washer and dryer. Brand new lighting fixtures with LED throughout the home.New paint and hardware through out home. New carpet and laminate through out as well. New wall air conditioner. Big covered front porch. Newer roof, garden shed and beautiful yard. Covered 2 car parking. Lots of storage. Very easy to show.

10. 2020-07-26
    listed $87,500 Active 717-char remark

    Show marketing remark (717 chars)

    Excellent Central Location with easy access to shops, dining, transportation and services. Located in Hayden Pines, 55+ community. Quiet neighborhood. Turn Key home offering 2 Beds and 1 Bath and 952 SQFT. Very well maintained and incredibly clean well cared for home with a nice bright and open kitchen with lots of storage and counter space. All brand new appliances included, also includes washer and dryer. Brand new lighting fixtures with LED throughout the home.New paint and hardware through out home. New carpet and laminate through out as well. New wall air conditioner. Big covered front porch. Newer roof, garden shed and beautiful yard. Covered 2 car parking. Lots of storage. Very easy to show.

11. 2017-03-03
    soldstatus
12. 2017-02-08
    listed $24,900

ⓘ 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: $22,535
• − Mortgage interest: −$4,789
• − Property taxes: −$1,282
• − Insurance: −$428
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$2,487
• Taxable income: $9,942
• Est. tax owed @ 24.0%: −$2,386
• After-tax cash flow: $8,326/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: 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

+243.4% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $85,500 CDAMLS
• 2026-02-06 Listed $105,000 CDAMLS
• 2025-12-29 Price Changed $105,000 CDAMLS
• 2025-09-17 Listed $109,000 CDAMLS
• 2020-09-24 Pending — CDAMLS
• 2020-08-21 Contingent — CDAMLS
• 2020-08-14 Relisted — CDAMLS
• 2020-08-11 Contingent — CDAMLS
• 2020-07-26 Listed $87,500 CDAMLS
• 2017-03-03 Sold (MLS) — CDAMLS
• 2017-02-08 Listed $24,900 CDAMLS