8901 N Starr Loop · Hayden, ID 83835

$140,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 95 Days on market

Built 1978

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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 +8.9/10.0
• 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

Move in ready 2 bedroom 2 bathroom manufactured home in the convenient Hayden Pines community. This 55+ park has easy access to Highway 95, the beach, golf courses, shops and restaurants and has one of the lowest park rents in the area. Open floor plan, Large covered carport, covered front porch, garden shed and attached storage room for all your workshop needs.

Key facts

• Covered front porch
• Covered carport
• Garden shed

Tags

• HAYDEN PINES COMMUNITY
• EASY ACCESS TO HIGHWAY 95
• COVERED CARPORT
• COVERED FRONT PORCH
• GARDEN SHED
• ATTACHED STORAGE ROOM

Property features AI

Finance

• HOA & community: Has association with monthly fees

Exterior

• Parking: Paved parking
• Utilities: Public sewer; Community water system; Cable TV available
• Home design: Manufactured home; Level, landscaped open lot; Paved road access
• Construction: Aluminum siding; Metal roof; Pillar/post/pier foundation; Built as a manufactured structure
• Exterior features: Covered deck; Open porch; Lawn; Shed(s) / storage

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 bathrooms on the main level
• Heating & cooling: Natural gas heating; Forced air
• Interior features: Washer hookup; Crawl space basement
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $968 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 + 1.2% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago 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.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.39% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.28%
• DSCR: 1.77
• GRM: 6.0

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $9,774
• Equity at exit: $20,874

10-year hold

• IRR: 14.2%
• Equity multiple: 2.05×
• Total profit: $40,986
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $565

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 66%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7534 N Culture Way Coeur d'Alene, ID	2.0–3.0	2.0	1213	$1,730	$1.43	13d	4	0.56mi
705 Shiloh Loop Unit 705-302 Hayden, ID	2.0	2.0	1000	$1,550	$1.55	13d	1	0.61mi
9651 N Buttercup Ln Hayden, ID	3.0	2.5	1285	$1,950	$1.52	21d	1	0.89mi
649 W Helen Ave Hayden, ID	3.0	2.0	1273	$2,200	$1.73	13d	1	0.94mi
1586 W Switchgrass Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.5	1062	$1,995	$1.88	13d	5	0.95mi
1065 W Rustic Lodge Dr Unit 101 Coeur d'Alene, ID	3.0	2.0	1187	$1,810	$1.52	13d	1	1.10mi
1070 W Rustic Lodge Dr Unit 204 Coeur d'Alene, ID	2.0	2.0	1025	$1,715	$1.67	21d	1	1.11mi
6735 N Spurwing Loop Coeur d'Alene, ID	3.0	2.0	1400	$1,795	$1.28	21d	1	1.21mi
1681 Pampas Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	989	$1,740	$1.76	13d	22	1.44mi

Listing history 30 events

1. 2026-06-19
   days on market $140,000 Active 95 DOM
2. 2026-06-18
   days on market $140,000 Active 94 DOM
3. 2026-06-17
   days on market $140,000 Active 93 DOM
4. 2026-06-16
   days on market $140,000 Active 92 DOM
5. 2026-06-15
   days on market $140,000 Active 91 DOM
6. 2026-06-14
   days on market $140,000 Active 89 DOM
7. 2026-06-13
   days on market $140,000 Active 88 DOM
8. 2026-06-10
   days on market $140,000 Active 86 DOM
9. 2026-06-09
   days on market $140,000 Active 85 DOM
10. 2026-06-08
    days on market $140,000 Active 84 DOM
11. 2026-06-07
    days on market $140,000 Active 83 DOM
12. 2026-06-03
    days on market $140,000 Active 79 DOM
13. 2026-06-02
    days on market $140,000 Active 78 DOM
14. 2026-06-01
    days on market $140,000 Active 77 DOM
15. 2026-05-31
    days on market $140,000 Active 76 DOM
16. 2026-05-30
    days on market $140,000 Active 75 DOM
17. 2026-05-05
    listed $140,000 Active

    Show marketing remark (364 chars)

    Move in ready 2 bedroom 2 bathroom manufactured home in the convenient Hayden Pines community. This 55+ park has easy access to Highway 95, the beach, golf courses, shops and restaurants and has one of the lowest park rents in the area. Open floor plan, Large covered carport, covered front porch, garden shed and attached storage room for all your workshop needs.

18. 2026-05-05
    listed $140,000 Active 364-char remark

    Show marketing remark (364 chars)

    Move in ready 2 bedroom 2 bathroom manufactured home in the convenient Hayden Pines community. This 55+ park has easy access to Highway 95, the beach, golf courses, shops and restaurants and has one of the lowest park rents in the area. Open floor plan, Large covered carport, covered front porch, garden shed and attached storage room for all your workshop needs.

19. 2026-03-16
    listed $140,000 Active
20. 2022-01-05
    status Pending
21. 2021-12-20
    listed $99,000 Active
22. 2014-10-16
    historical
23. 2014-04-30
    soldstatus
24. 2014-03-28
    listed $26,900
25. 2014-03-21
    historical
26. 2013-09-11
    listed $25,000
27. 2013-03-08
    listed $27,900
28. 2010-11-29
    soldstatus
29. 2010-08-05
    listed $34,000
30. 2007-10-03
    soldstatus

ⓘ 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: $23,272
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$4,073
• Taxable income: $4,833
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $5,615/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

+311.8% since first listed

14 events — show timeline

• 2026-05-05 Listed $140,000 SELMLS
• 2026-05-05 Listed $140,000 SPOKANEMLS as Distributed by MLS Grid
• 2026-03-16 Listed $140,000 CDAMLS
• 2022-01-05 Pending — CDAMLS
• 2021-12-20 Listed $99,000 CDAMLS
• 2014-10-16 Delisted — CDAMLS
• 2014-04-30 Sold (MLS) — CDAMLS
• 2014-03-28 Listed $26,900 CDAMLS
• 2014-03-21 Delisted — CDAMLS
• 2013-09-11 Listed $25,000 CDAMLS
• 2013-03-08 Listed $27,900 CDAMLS
• 2010-11-29 Sold (MLS) — CDAMLS
• 2010-08-05 Listed $34,000 CDAMLS
• 2007-10-03 Sold (MLS) — CDAMLS