8459 N Sunny Ln #153 · Hayden, ID 83835

$169,500

3 bd · 2.0 ba · 1,494 sqft · Manufactured · 121 Days on market

Built 1973

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Motivated Sellers! Recently updated items include New sub-floor, lighting, tub surround and base trim. Nice corner lot w/covered porch. Attached 1-car carport and storage shed. Owner terms available. Lot rent is $320/mo. (55 and older community)

Key facts

• Recently remodeled
• Large covered porch
• Garage

Tags

• RECENTLY REMODELED
• LARGE COVERED PORCH
• ALL APPLIANCES INCLUDED

Property features AI

Finance

• HOA & community: Hayden Pines association (monthly fees); Association covers sewer, water, and snow removal

Exterior

• Parking: Private maintained paved road access
• Utilities: Public water; Public sewer
• Home design: Manufactured / Mobile Home; No common walls
• Construction: T1-11 siding; Composition roof; Pillar/post/pier foundation; Built as a manufactured/mobile home
• Exterior features: Covered porch; Lawn; Sprinklers in front; Landscaped; Corner lot; Level lot; Southern exposure; Storage structure

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Freezer; Dishwasher; Disposal
• Bedrooms: 3 bedrooms on the main level
• Flooring: LVP
• Bathrooms: 3 bathrooms on the main level
• Heating & cooling: Natural gas forced-air furnace
• Interior features: DSL available; Washer hookup
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 121 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $149,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.29% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 6.4

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $4,260
• Equity at exit: $25,273

10-year hold

• IRR: 10.1%
• Equity multiple: 1.72×
• Total profit: $34,027
• Equity at exit: $14,655

Cash invested: $47,460 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $560

Break-even live

Break-even rent $1,483

Max offer price $169,500

Occupancy floor 69%

Sensitivity live

Price	-10% $677	-5% $619	+0% $560	+5% $502	+10% $443
Rent	-10% $387	-5% $474	+0% $560	+5% $647	+10% $733
Rate	-1.0pp $646	-0.5pp $603	base $560	+0.5pp $516	+1.0pp $472

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	14d	1	0.60mi
7534 N Culture Way Coeur d'Alene, ID	2.0–3.0	2.0	1213	$1,930	$1.59	14d	4	0.63mi
9651 N Buttercup Ln Hayden, ID	3.0	2.5	1285	$1,950	$1.52	21d	1	0.84mi
649 W Helen Ave Hayden, ID	3.0	2.0	1273	$2,200	$1.73	14d	1	0.89mi
1586 W Switchgrass Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.5	1062	$2,295	$2.16	14d	5	1.02mi
1065 W Rustic Lodge Dr Unit 101 Coeur d'Alene, ID	3.0	2.0	1187	$1,810	$1.52	14d	1	1.18mi
1070 W Rustic Lodge Dr Unit 204 Coeur d'Alene, ID	2.0	2.0	1025	$1,715	$1.67	21d	1	1.19mi
6735 N Spurwing Loop Coeur d'Alene, ID	3.0	2.0	1400	$1,795	$1.28	21d	1	1.29mi

Listing history 24 events

1. 2026-06-19
   days on market $169,500 Active 121 DOM
2. 2026-06-18
   days on market $169,500 Active 120 DOM
3. 2026-06-17
   days on market $169,500 Active 119 DOM
4. 2026-06-16
   days on market $169,500 Active 118 DOM
5. 2026-06-15
   days on market $169,500 Active 117 DOM
6. 2026-06-14
   days on market $169,500 Active 115 DOM
7. 2026-06-13
   days on market $169,500 Active 114 DOM
8. 2026-06-10
   days on market $169,500 Active 112 DOM
9. 2026-06-09
   days on market $169,500 Active 111 DOM
10. 2026-06-08
    days on market $169,500 Active 110 DOM
11. 2026-06-07
    days on market $169,500 Active 109 DOM
12. 2026-06-03
    days on market $169,500 Active 105 DOM
13. 2026-06-02
    days on market $169,500 Active 104 DOM
14. 2026-06-01
    days on market $169,500 Active 103 DOM
15. 2026-05-31
    days on market $169,500 Active 102 DOM
16. 2026-05-30
    days on market $169,500 Active 101 DOM
17. 2026-05-19
    price $169,500
18. 2026-02-18
    listed $179,500 Active
19. 2020-10-30
    status Pending 245-char remark

    Show marketing remark (245 chars)

    Motivated Sellers! Recently updated items include New sub-floor, lighting, tub surround and base trim. Nice corner lot w/covered porch. Attached 1-car carport and storage shed. Owner terms available. Lot rent is $320/mo. (55 and older community)

20. 2020-10-04
    price $89,000 245-char remark

    Show marketing remark (245 chars)

    Motivated Sellers! Recently updated items include New sub-floor, lighting, tub surround and base trim. Nice corner lot w/covered porch. Attached 1-car carport and storage shed. Owner terms available. Lot rent is $320/mo. (55 and older community)

21. 2020-09-28
    listed $94,000 Active 245-char remark

    Show marketing remark (245 chars)

    Motivated Sellers! Recently updated items include New sub-floor, lighting, tub surround and base trim. Nice corner lot w/covered porch. Attached 1-car carport and storage shed. Owner terms available. Lot rent is $320/mo. (55 and older community)

22. 2020-08-09
    status Pending 164-char remark

    Show marketing remark (164 chars)

    Home Needs some TLC but Has good bones! 2 bedroom/ 2 bath , 1494 sqft plus an addition and an attached carport, good size corner lot. Lot rent is $320 per month.

23. 2020-07-27
    price $55,000 164-char remark

    Show marketing remark (164 chars)

    Home Needs some TLC but Has good bones! 2 bedroom/ 2 bath , 1494 sqft plus an addition and an attached carport, good size corner lot. Lot rent is $320 per month.

24. 2020-07-18
    listed $60,000 Active 164-char remark

    Show marketing remark (164 chars)

    Home Needs some TLC but Has good bones! 2 bedroom/ 2 bath , 1494 sqft plus an addition and an attached carport, good size corner lot. Lot rent is $320 per month.

ⓘ 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: $26,302
• − Mortgage interest: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$848
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − Depreciation: −$4,931
• Taxable income: $4,278
• Est. tax owed @ 24.0%: −$1,027
• After-tax cash flow: $5,695/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

+182.5% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $169,500 CDAMLS
• 2026-02-18 Listed $179,500 CDAMLS
• 2020-10-30 Pending — CDAMLS
• 2020-10-04 Price Changed $89,000 CDAMLS
• 2020-09-28 Listed $94,000 CDAMLS
• 2020-08-09 Pending — CDAMLS
• 2020-07-27 Price Changed $55,000 CDAMLS
• 2020-07-18 Listed $60,000 CDAMLS