10657 N Benoit St · Hayden, ID 83835

$85,000

2 bd · 2.0 ba · 924 sqft · SingleFamily · 78 Days on market

Built 1978 Good condition ↓ 11% since listing

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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
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely remodeled in 2026, this move-in ready 2 bed, 2 bath single-wide home offers affordable living in a quiet, well-maintained 55+ community. Featuring new LVP flooring throughout, an updated kitchen, and beautifully refreshed bathrooms, this home delivers modern comfort at an exceptional value. Located in a peaceful park setting with lot rent at just $485/month, this is an ideal opportunity for low-maintenance living or a smart investment. Vacant and easy to show.

Key facts

• Remodeled
• Refreshed bathrooms
• Updated kitchen

Tags

• REMODELED
• NEW LVP FLOORING
• UPDATED KITCHEN
• REFRESHED BATHROOMS
• QUIET COMMUNITY
• PEACEFUL PARK SETTING

Property features AI

Exterior

• Utilities: Public water; Shared septic
• Home design: Manufactured home; Single-story (manufactured); Paved private maintained road access
• Construction: Aluminum siding; Aluminum roof; Pillar/post/pier foundation; Built as a manufactured structure
• Exterior features: Open porch; Lawn; Open, level lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: LVP
• Bathrooms: 3 main-level bathrooms
• Heating & cooling: Electric heating; Furnace
• Interior features: Washer hookup; Crawl space basement
• Laundry & utility: Electric dryer hookup; Washer hookup

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$353,892) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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; 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 $588 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 78 days — a 6% lower offer ($80k) 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 2.16% ✓
• Cap rate: 18.50%
• Cash-on-cash: 43.60%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $353,892
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10660 N Benoit St	0.04mi	2/2.0	924 (0%)	4mo	$89,950	$97	95
653 W Wyoming Ave	0.46mi	2/2.0	924 (0%)	1mo	$40,000	$43	78
10418 N Camp Ct	0.43mi	2/1.0	936 (+1%)	4mo	$360,000	$385	70
10545 N Camp Ct	0.37mi	2/1.0	954 (+3%)	4mo	$365,000	$383	70
896 W Mustang Ave	0.36mi	3/2.0 (+1)	1,032 (+12%)	3mo	$435,000	$422	56
11546 N Stinson Loop	0.44mi	3/2.0 (+1)	1,019 (+10%)	3mo	$450,000	$442	55
11672 N Stinson Loop	0.45mi	3/2.0 (+1)	1,030 (+12%)	1mo	$439,000	$426	54
637 W Texas Ave	0.45mi	2/1.0	868 (-6%)	17mo	$35,000	$40	51
861 W Kyler Ave	0.52mi	2/1.0	954 (+3%)	22mo	$349,000	$366	48
11221 N Crusader St	0.34mi	2/1.0	792 (-14%)	10mo	$359,900	$454	48
11231 N Alaska Loop	0.45mi	2/2.0	1,038 (+12%)	23mo	$157,900	$152	40

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: 38.4%
• Equity multiple: 2.60×
• Total profit: $37,990
• Equity at exit: $12,674

10-year hold

• IRR: 44.0%
• Equity multiple: 4.82×
• Total profit: $90,899
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,838 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $865

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 48%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $85,000 Active 78 DOM
2. 2026-06-18
   days on market $85,000 Active 77 DOM
3. 2026-06-17
   days on market $85,000 Active 76 DOM
4. 2026-06-16
   days on market $85,000 Active 75 DOM
5. 2026-06-15
   days on market $85,000 Active 74 DOM
6. 2026-06-14
   days on market $85,000 Active 72 DOM
7. 2026-06-13
   days on market $85,000 Active 71 DOM
8. 2026-06-10
   days on market $85,000 Active 69 DOM
9. 2026-06-09
   days on market $85,000 Active 68 DOM
10. 2026-06-08
    days on market $85,000 Active 67 DOM
11. 2026-06-07
    days on market $85,000 Active 66 DOM
12. 2026-06-03
    days on market $85,000 Active 62 DOM
13. 2026-06-02
    days on market $85,000 Active 61 DOM
14. 2026-06-01
    days on market $85,000 Active 60 DOM
15. 2026-05-31
    days on market $85,000 Active 59 DOM
16. 2026-05-30
    days on market $85,000 Active 58 DOM
17. 2026-04-29
    price $85,000
18. 2026-04-01
    listed $95,000 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 ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,059
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$2,473
• Taxable income: $9,595
• Est. tax owed @ 24.0%: −$2,303
• After-tax cash flow: $8,074/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 80/100 Cosmetic rehab

This move-in ready single-wide home offers modern comfort and exceptional value in a quiet, well-maintained 55+ community.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Replace outdoor lighting — Modern lighting improves safety and aesthetics
• Both Install smart thermostat — Saves energy and appeals to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Replace outdoor lighting — Modern lighting improves safety and aesthetics ↑
• Both Install smart thermostat — Saves energy and appeals to tech-savvy buyers ↑

ⓘ 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

-10.5% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $85,000 CDAMLS
• 2026-04-01 Listed $95,000 CDAMLS