546 W Lake City Ln · Coeur d'Alene, ID 83815

$119,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 35 Days on market

Built 2016

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOTALLY MOVE-IN READY. 2016 2 bed, 2 bath, 924 sf Singlewide. In the SENIOR Lake City Mobile Home Park. CENTRAL A/C, All Appliances stay. Main Bath with walk-in Shower, High Vanity. Main Bedroom has walk-in Closet, Nicely Landscaped, Garden Shed. Nice outdoor seating area, covered front porch, Carport, Parking for 3 cars. Also has SimpliSafe Security System. $150,000

Key facts

• Recently updated
• Centrally located
• Spacious kitchen

Tags

• CENTRALLY LOCATED
• SPACIOUS KITCHEN
• RECENTLY UPDATED
• EASY ACCESS TO FREEWAY
• REFRIGERATOR
• WASHER

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable TV
• Home design: Manufactured home; Single-story; Champion make and model
• Construction: T1-11 exterior siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch; Patio; Lawn; Open, landscaped, level lot; Paved road access

Interior

• Kitchen: Electric range; Refrigerator; Garbage disposal
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Vinyl; Carpet
• Heating & cooling: Natural gas and electric heating (forced air furnace); Central air conditioning
• Interior features: Cable internet available; Washer hookup; Crawl space (no finished basement)
• Laundry & utility: Electric dryer hookup; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 19 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.35% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.22%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $11,401
• Equity at exit: $17,743

10-year hold

• IRR: 18.8%
• Equity multiple: 2.66×
• Total profit: $55,249
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $450

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 67%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2828 N Julia St Unit 2 Coeur d'Alene, ID	2.0	1.0	900	$1,495	$1.66	21d	1	0.30mi
128 W Neider Ave Coeur d'Alene, ID	1.0–3.0	1.0–2.0	981	$1,595	$1.63	13d	4	0.38mi
3219 N Thicket Ln Unit 3219 Thicket Coeur d'Alene, ID	2.0	1.5	900	$1,550	$1.72	13d	1	0.60mi
4208 N Crown Ave Coeur D Alene, ID	2.0	1.0	950	$1,500	$1.58	13d	1	0.68mi
3825 N Ramsey Rd Coeur D Alene, ID	2.0–3.0	2.0	1039	$1,618	$1.56	21d	1	0.74mi
110 E Borah Ave Unit 3 Coeur d'Alene, ID	2.0	1.0	600	$1,295	$2.16	21d	1	0.81mi
1000 W Ironwood Dr Coeur D Alene, ID	2.0	1.0	715	$1,610	$2.25	13d	2	0.86mi
4188 Player Dr Unit 4188 Coeur d'Alene, ID	2.0	2.0	1125	$1,725	$1.53	21d	1	0.96mi
111 E Hattie Ave Unit 4 Coeur d'Alene, ID	2.0	1.0	900	$1,595	$1.77	21d	1	0.98mi
1053 Emma Ave Apt 214 Coeur d'Alene, ID	1.0	1.0	740	$473	$0.64	13d	1	1.01mi
1053 Emma Ave Unit 422 Coeur d'Alene, ID	2.0	1.0	840	$1,222	$1.45	13d	1	1.01mi
1001 W Emma Ave Coeur D Alene, ID	1.0–2.0	1.0	650	$1,350	$2.08	13d	3	1.03mi
1101 Emma Ave Unit 1101 Emma L Coeur d'Alene, ID	2.0	2.0	700	$1,375	$1.96	21d	1	1.06mi
1006 E Gilbert Ave Unit 1008 Coeur d'Alene, ID	2.0	1.0	1000	$1,500	$1.50	21d	1	1.22mi
1705 N Government Way Apt 307 Coeur d'Alene, ID	2.0	1.0	936	$1,525	$1.63	21d	1	1.25mi
1705 N Government Way Coeur D Alene, ID	1.0–2.0	1.0	770	$1,550	$2.01	13d	5	1.25mi
2099 W Plymouth Cir Unit C28 Coeur d'Alene, ID	3.0	2.0	924	$2,129	$2.30	21d	1	1.26mi
1908 N 8th St Unit Pin Coeur d'Alene, ID	2.0	1.0	750	$1,475	$1.97	21d	1	1.42mi
3293 N Ladalia Dr Coeur D Alene, ID	2.0	2.0	1100	$2,450	$2.23	13d	1	1.47mi

Listing history 11 events

1. 2026-06-03
   status $119,000 Pending 35 DOM
2. 2026-06-02
   days on market $119,000 Active 35 DOM
3. 2026-06-01
   days on market $119,000 Active 34 DOM
4. 2026-05-31
   days on market $119,000 Active 33 DOM
5. 2026-05-30
   pricedays on market $119,000 Active 32 DOM
6. 2026-04-28
   listed $129,000 Active
7. 2022-08-01
   status Pending 377-char remark

   Show marketing remark (377 chars)

   TOTALLY MOVE-IN READY. 2016 2 bed, 2 bath, 924 sf Singlewide. In the SENIOR Lake City Mobile Home Park. CENTRAL A/C, All Appliances stay. Main Bath with walk-in Shower, High Vanity. Main Bedroom has walk-in Closet, Nicely Landscaped, Garden Shed. Nice outdoor seating area, covered front porch, Carport, Parking for 3 cars. Also has SimpliSafe Security System. $150,000

8. 2022-07-15
   price $150,000 377-char remark

   Show marketing remark (377 chars)

   TOTALLY MOVE-IN READY. 2016 2 bed, 2 bath, 924 sf Singlewide. In the SENIOR Lake City Mobile Home Park. CENTRAL A/C, All Appliances stay. Main Bath with walk-in Shower, High Vanity. Main Bedroom has walk-in Closet, Nicely Landscaped, Garden Shed. Nice outdoor seating area, covered front porch, Carport, Parking for 3 cars. Also has SimpliSafe Security System. $150,000

9. 2022-06-30
   listed $165,000 Active 377-char remark

   Show marketing remark (377 chars)

   TOTALLY MOVE-IN READY. 2016 2 bed, 2 bath, 924 sf Singlewide. In the SENIOR Lake City Mobile Home Park. CENTRAL A/C, All Appliances stay. Main Bath with walk-in Shower, High Vanity. Main Bedroom has walk-in Closet, Nicely Landscaped, Garden Shed. Nice outdoor seating area, covered front porch, Carport, Parking for 3 cars. Also has SimpliSafe Security System. $150,000

10. 2016-07-18
    soldstatus 174-char remark

    Show marketing remark (174 chars)

    Brand new Energy Star manufactured home with carport, covered patio and substantial interior upgrades. Convenient location and Great financing available. 55 plus senior park.

11. 2016-02-12
    listed $59,900 174-char remark

    Show marketing remark (174 chars)

    Brand new Energy Star manufactured home with carport, covered patio and substantial interior upgrades. Convenient location and Great financing available. 55 plus senior park.

ⓘ 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: $19,335
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$3,462
• Taxable income: $3,733
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $4,510/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 — 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

+115.4% since first listed

6 events — show timeline

• 2026-04-28 Listed $129,000 CDAMLS
• 2022-08-01 Pending — CDAMLS
• 2022-07-15 Price Changed $150,000 CDAMLS
• 2022-06-30 Listed $165,000 CDAMLS
• 2016-07-18 Sold (MLS) — CDAMLS
• 2016-02-12 Listed $59,900 CDAMLS