10734 N Benoit St · Hayden, ID 83835

$114,900

3 bd · 1.0 ba · 858 sqft · SingleFamily · 94 Days on market

Built 1994 Good condition ↓ 8% 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

Gorgeously updated and affordable singlewide home in Hayden! This home feels brand new inside and out, featuring new siding, a durable metal roof, and beautiful new front and back decks. Inside, you'll find a freshly updated kitchen and bathroom, along with stylish new LVP flooring throughout. Nestled in a well-maintained neighborhood on a quiet cul-de-sac, this property offers both comfort and tranquility. Relax on the covered front porch and enjoy the shade while overlooking the spacious yard. With a low space rent of $485/month, this home is truly move-in ready and waiting for its new owner. Easy to show! Additional details: Park deposit is $750, and the park application fee is $95.

Key facts

• Metal roof
• New siding
• Updated kitchen

Tags

• NEW SIDING
• METAL ROOF
• NEW FRONT AND BACK DECKS
• UPDATED KITCHEN
• UPDATED BATHROOM
• NEW LVP FLOORING

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Shared septic
• Home design: Manufactured home; Metal roof; Vinyl siding
• Construction: Block foundation
• Exterior features: Covered deck; Lawn; Partial fencing; Paved road access; Private maintained road; Open, level lot with southern exposure in a cul-de-sac

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 3 main-level bedrooms
• Flooring: LVP (luxury vinyl plank)
• Bathrooms: 1 main-level bathroom
• Heating & cooling: Natural gas forced-air furnace
• Interior features: Washer hookup; Crawl space (no finished basement)
• Laundry & utility: Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $114,900 price doesn't fit this home's estimated sale value (~$314,028) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Atlas Elementary School (math 51% / reading 58%, grade C, #106 of 357 statewide, top 33%, 438 students, 26% FRL); Canfield Middle School (math 51% / reading 72%, grade B+, #9 of 109 statewide, top 7%, 746 students, 22% FRL); Coeur D'Alene High School (math 47% / reading 80%, grade B-, #14 of 169 statewide, top 8%, 1,548 students, 15% FRL).
• Market conditions: Rents rising (+1.2%/yr); 390 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 $794 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

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

Recommended offer $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.92% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.48%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $314,028
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10660 N Benoit St	0.03mi	2/2.0 (-1)	924 (+8%)	4mo	$89,950	$97	73
637 W Texas Ave	0.39mi	2/1.0 (-1)	868 (+1%)	17mo	$35,000	$40	61
11221 N Crusader St	0.30mi	2/1.0 (-1)	792 (-8%)	10mo	$359,900	$454	60
653 W Wyoming Ave	0.40mi	2/2.0 (-1)	924 (+8%)	1mo	$40,000	$43	58
10418 N Camp Ct	0.43mi	2/1.0 (-1)	936 (+9%)	4mo	$360,000	$385	57
10545 N Camp Ct	0.36mi	2/1.0 (-1)	954 (+11%)	4mo	$365,000	$383	56
861 W Kyler Ave	0.56mi	2/1.0 (-1)	954 (+11%)	22mo	$349,000	$366	32

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: 29.0%
• Equity multiple: 2.18×
• Total profit: $37,986
• Equity at exit: $17,132

10-year hold

• IRR: 35.3%
• Equity multiple: 3.96×
• Total profit: $95,345
• Equity at exit: $9,934

Cash invested: $32,172 (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: 390
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,209 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $951

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 52%

Sensitivity live

Price	-10% $1,031	-5% $991	+0% $951	+5% $912	+10% $872
Rent	-10% $777	-5% $864	+0% $951	+5% $1,039	+10% $1,126
Rate	-1.0pp $1,009	-0.5pp $981	base $951	+0.5pp $922	+1.0pp $891

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $114,900 Active 94 DOM
2. 2026-06-19
   days on market $114,900 Active 92 DOM
3. 2026-06-18
   days on market $114,900 Active 91 DOM
4. 2026-06-17
   days on market $114,900 Active 90 DOM
5. 2026-06-16
   days on market $114,900 Active 89 DOM
6. 2026-06-15
   days on market $114,900 Active 88 DOM
7. 2026-06-14
   days on market $114,900 Active 86 DOM
8. 2026-06-13
   days on market $114,900 Active 85 DOM
9. 2026-06-10
   days on market $114,900 Active 83 DOM
10. 2026-06-09
    days on market $114,900 Active 82 DOM
11. 2026-06-08
    days on market $114,900 Active 81 DOM
12. 2026-06-07
    days on market $114,900 Active 80 DOM
13. 2026-06-03
    days on market $114,900 Active 76 DOM
14. 2026-06-02
    days on market $114,900 Active 75 DOM
15. 2026-06-01
    days on market $114,900 Active 74 DOM
16. 2026-05-31
    days on market $114,900 Active 73 DOM
17. 2026-05-30
    days on market $114,900 Active 72 DOM
18. 2026-03-19
    listed $114,900 Active
19. 2026-02-04
    status Active
20. 2026-01-28
    status Pending
21. 2025-11-21
    price $114,900
22. 2025-10-10
    price $119,000
23. 2025-08-21
    price $121,000
24. 2025-06-24
    listed $124,900 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: $26,511
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$3,343
• Taxable income: $10,193
• Est. tax owed @ 24.0%: −$2,446
• After-tax cash flow: $8,969/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 singlewide home is in excellent condition with recent updates, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint can make a home more appealing
• Both landscaping — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint can make a home more appealing ↑
• Both landscaping — 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: 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

-8.0% since first listed

7 events — show timeline

• 2026-03-19 Listed $114,900 CDAMLS
• 2026-02-04 Relisted — CDAMLS
• 2026-01-28 Pending — CDAMLS
• 2025-11-21 Price Changed $114,900 CDAMLS
• 2025-10-10 Price Changed $119,000 CDAMLS
• 2025-08-21 Price Changed $121,000 CDAMLS
• 2025-06-24 Listed $124,900 CDAMLS