139 W Cosgrove Rd · Coeur d'Alene, ID 83815

$98,900

3 bd · 2.0 ba · 924 sqft · SingleFamily · 18 Days on market

Built 1977 Good condition

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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
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully remodeled 3-bedroom, 2-bathroom home is located in the heart of Coeur d'Alene. Completely updated in 2026, the home features luxury vinyl plank flooring, custom tile work in both the kitchen and bathroom. All New Appliances, New Roof, New Furnace & Hot Water Heater. Move-in ready and thoughtfully designed for comfort and style. Ideally situated close to shopping, the lake, and vibrant downtown Coeur d'Alene! Space Rent $510 mo, includes sewer, water, garbage.

Key facts

• New furnace
• Custom tile work
• New appliances

Tags

• REMODELED HOME
• LUXURY VINYL PLANK FLOORING
• CUSTOM TILE WORK
• NEW APPLIANCES
• NEW ROOF
• NEW FURNACE

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable TV
• Home design: Manufactured home; Level, open lot
• Construction: Aluminum siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Covered deck; Open deck; Outdoor lighting; Lawn; Partial fencing; Fenced yard; Shed(s)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate floors; Carpet
• Bathrooms: 2 bathrooms on the main level
• Heating & cooling: Natural gas heating; Forced air furnace
• Interior features: Cable internet available; High-speed internet
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 2.2% in Coeur d'Alene — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 fast (+4.2%/yr); 318 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $684 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 + 4.2% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $97,416 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.76% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.06%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $347,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
578 W Lake City Ln	0.44mi	2/2.0 (-1)	924 (0%)	3mo	$86,500	$94	72
495 W Lauf Ln	0.43mi	3/2.0	964 (+4%)	2mo	$299,900	$311	71
532 W Myriah Loop	0.42mi	2/1.0 (-1)	938 (+2%)	4mo	$68,000	$72	65
3547 N Baron Ct	0.32mi	2/2.0 (-1)	980 (+6%)	5mo	$78,000	$80	65
2815 N Carriage Ct	0.20mi	2/2.0 (-1)	1,050 (+14%)	2mo	$395,000	$376	61
2812 N Francis St	0.51mi	2/1.0 (-1)	936 (+1%)	5mo	$399,000	$426	61
600 W Myriah Loop	0.49mi	2/1.0 (-1)	972 (+5%)	2mo	$139,900	$144	58
2814 N 9th St	0.71mi	2/1.5 (-1)	977 (+6%)	3mo	$335,000	$343	48
203 E Homestead Ave	0.61mi	2/1.0 (-1)	848 (-8%)	1mo	$410,000	$483	48
752 E Timber Ln	0.74mi	2/1.0 (-1)	875 (-5%)	1mo	$369,000	$422	47
4386 N Meadow Ranch Ave	0.63mi	2/1.0 (-1)	795 (-14%)	4mo	$330,000	$415	35
4372 N Meadow Ranch Ave	0.63mi	2/1.0 (-1)	792 (-14%)	8mo	$340,000	$429	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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.09×
• Total profit: $30,318
• Equity at exit: $14,746

10-year hold

• IRR: 34.4%
• Equity multiple: 4.34×
• Total profit: $92,363
• Equity at exit: $8,551

Cash invested: $27,692 (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 83815

• Rents YoY: 4.2%
• Active inventory: 318
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,484/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $694

Break-even live

Break-even rent $865

Max offer price $98,900

Occupancy floor 55%

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 W Neider Ave Coeur d'Alene, ID	1.0–3.0	1.0–2.0	981	$1,795	$1.83	13d	4	0.06mi
3219 N Thicket Ln Unit 3219 Thicket Coeur d'Alene, ID	2.0	1.5	900	$1,550	$1.72	13d	1	0.22mi
110 E Borah Ave Unit 3 Coeur d'Alene, ID	2.0	1.0	600	$1,295	$2.16	21d	1	0.51mi
2828 N Julia St Unit 2 Coeur d'Alene, ID	2.0	1.0	900	$1,495	$1.66	21d	1	0.54mi
111 E Hattie Ave Unit 4 Coeur d'Alene, ID	2.0	1.0	900	$1,595	$1.77	21d	1	0.69mi
4208 N Crown Ave Coeur D Alene, ID	2.0	1.0	950	$1,500	$1.58	13d	1	0.75mi
1006 E Gilbert Ave Unit 1008 Coeur d'Alene, ID	2.0	1.0	1000	$1,500	$1.50	21d	1	0.82mi
1000 W Ironwood Dr Coeur D Alene, ID	2.0	1.0	715	$1,610	$2.25	13d	2	0.89mi
1001 W Emma Ave Coeur D Alene, ID	1.0–2.0	1.0	650	$1,350	$2.08	13d	3	1.02mi
1053 Emma Ave Unit 422 Coeur d'Alene, ID	2.0	1.0	840	$1,222	$1.45	13d	1	1.02mi
1705 N Government Way Coeur D Alene, ID	1.0–2.0	1.0	770	$1,550	$2.01	13d	5	1.04mi
1705 N Government Way Apt 307 Coeur d'Alene, ID	2.0	1.0	936	$1,525	$1.63	21d	1	1.04mi
1908 N 8th St Unit Pin Coeur d'Alene, ID	2.0	1.0	750	$1,475	$1.97	21d	1	1.06mi
1101 Emma Ave Unit 1101 Emma L Coeur d'Alene, ID	2.0	2.0	700	$1,375	$1.96	21d	1	1.07mi
3825 N Ramsey Rd Coeur D Alene, ID	2.0–3.0	2.0	1039	$1,731	$1.67	21d	1	1.13mi
3635 N 17th St Coeur D Alene, ID	2.0	1.0	1000	$1,662	$1.66	13d	3	1.18mi
4188 Player Dr Unit 4188 Coeur d'Alene, ID	2.0	2.0	1125	$1,725	$1.53	21d	1	1.32mi

Listing history 14 events

1. 2026-06-19
   days on market $98,900 Active 18 DOM
2. 2026-06-18
   days on market $98,900 Active 17 DOM
3. 2026-06-17
   days on market $98,900 Active 16 DOM
4. 2026-06-16
   days on market $98,900 Active 15 DOM
5. 2026-06-15
   days on market $98,900 Active 14 DOM
6. 2026-06-14
   days on market $98,900 Active 12 DOM
7. 2026-06-13
   days on market $98,900 Active 11 DOM
8. 2026-06-10
   days on market $98,900 Active 9 DOM
9. 2026-06-09
   days on market $98,900 Active 8 DOM
10. 2026-06-08
    days on market $98,900 Active 7 DOM
11. 2026-06-07
    days on market $98,900 Active 6 DOM
12. 2026-06-03
    days on market $98,900 Active 2 DOM
13. 2026-06-01
    remarks 482-char remark
14. 2026-06-01
    listed $98,900 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,920
• − Mortgage interest: −$5,540
• − Property taxes: −$1,484
• − Insurance: −$494
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$2,877
• Taxable income: $7,178
• Est. tax owed @ 24.0%: −$1,723
• After-tax cash flow: $6,603/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 beautifully remodeled 3-bedroom, 2-bathroom home is move-in ready and thoughtfully designed for comfort and style. The property features updated flooring, appliances, and tile work, with a new roof and HVAC system. The landscaping and exterior paint also contribute to its curb appeal and value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — fresh paint improves curb appeal and value
• Both interior paint — fresh paint enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — fresh paint improves curb appeal and value ↑
• Both interior paint — fresh paint enhances interior aesthetics and 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 — Coeur d'Alene

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Coeur d'Alene, ID
• County: Kootenai County · 146,553 people
• City population: 67,464
• Metro: Coeur d'Alene, ID
• Population (ZIP): 41,405
• Household income: $77,864
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 1036.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 4% Slovak 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -255.27%
• Current HPI: 252.5165
• Rent YoY: ▲ 4.20%
• 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

1 event — show timeline

• 2026-06-01 Listed $98,900 CDAMLS