8395 W Meadowbrook Cir #137 · Rathdrum, ID 83858

$29,999

2 bd · 1.0 ba · 840 sqft · Manufactured · 28 Days on market

Built 1980 Fair condition Est $30k · at est. ↓ 25% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.9/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable opportunity in Mountain View MHC! This 2 bed, 1 bath single-wide is ready for your vision and updates. Recent improvements include newer skirting, an updated kitchen, and a tankless hot water heater. With some TLC, this property has the potential to shine. Monthly lot rent is $780; buyer must be approved by park. Being sold as-is.

Key facts

• Newer skirting
• Updated kitchen
• Built 1980

Tags

• UPDATED KITCHEN
• TANKLESS HOT WATER HEATER
• NEWER SKIRTING

Property features AI

Exterior

• Utilities: City water; Sewer connected
• Home design: Single-story mobile/manufactured home; Built in 1980
• Construction: Manufactured home construction
• Exterior features: Mobile/manufactured home on rented lot

Interior

• Kitchen: Microwave; Freestanding oven/range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Accessible approach with ramp
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 41.4% vs local median 1.3% in Rathdrum — 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 74/100 on livability (#30 in ID, #4,401 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety B; Watch: amenities F, commute F.
• Lakeland District (rural): math 41% / reading 57% proficiency, ranked #34 of 92 in ID (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John Brown Elementary School (math 47% / reading 52%, grade D, #148 of 357 statewide, top 47%, 273 students, 42% FRL); Lakeland Middle School (math 29% / reading 54%, grade F, #67 of 109 statewide, top 61%, 643 students, 25% FRL); Lakeland Senior High School (math 47% / reading 72%, grade C+, #19 of 169 statewide, top 11%, 839 students, 18% FRL).
• Market conditions: 529 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $207 of loan paydown is wiped out by about $900 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 + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,549 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.58% ✓
• Cap rate: 41.42%
• Cash-on-cash: 125.46%
• DSCR: 6.58
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $30,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8395 W Meadowbrook Cir #137	0.00mi	2/1.0	840 (0%)	1mo	$29,999	$36	99

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.0%
• Equity multiple: 3.88×
• Total profit: $24,186
• Equity at exit: $4,473

10-year hold

• IRR: 68.5%
• Equity multiple: 8.05×
• Total profit: $59,248
• Equity at exit: $2,594

Cash invested: $8,400 (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 83858

• Home prices YoY: -22.0%
• Active inventory: 529
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $450/yr
• Insurance: −$12
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $452

Break-even live

Break-even rent $802

Max offer price $29,999

Occupancy floor 62%

Sensitivity live

Price	-10% $472	-5% $462	+0% $452	+5% $441	+10% $431
Rent	-10% $343	-5% $397	+0% $452	+5% $506	+10% $560
Rate	-1.0pp $467	-0.5pp $459	base $452	+0.5pp $444	+1.0pp $436

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6923 Silverado St Unit D208 Rathdrum, ID	2.0	2.0	1080	$1,400	$1.30	14d	1	0.96mi
7005 W Timberline St Unit B Rathdrum, ID	2.0	1.0	850	$1,350	$1.59	22d	1	1.12mi

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-12
   price $29,999
3. 2026-04-21
   listed $39,900 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,488
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$5,268
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$873
• Taxable income: $5,579
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $4,081/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 · 13 photos

Fair 45/100 Moderate rehab

This single-wide manufactured home requires moderate repairs and maintenance, including painting, flooring replacement, and roof inspection. With some updates, it has the potential to increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear.
• Minor Bathroom fixtures — Light wear and tear.
• Minor Flooring — Light wear and tear.
• Minor Paint — Faded in some areas.
• Minor Roof — No visible signs of major damage, but may need inspection.

Value-add opportunities

• Both Painting and repainting — Fresh paint can improve curb appeal and interior aesthetics.
• Both Flooring replacement — New flooring can improve the living space and increase the home's value.
• Both Roof inspection and repair — A new roof can improve the home's value and reduce maintenance costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear.	Minor	$500–3,000
Bathroom fixtures · Light wear and tear.	Minor	$500–3,000
Flooring · Light wear and tear.	Minor	$500–3,000
Paint · Faded in some areas.	Minor	$500–3,000
Roof · No visible signs of major damage, but may need inspection.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Painting and repainting — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Flooring replacement — New flooring can improve the living space and increase the home's value. ↑
• Both Roof inspection and repair — A new roof can improve the home's value and reduce maintenance costs. ↑

ⓘ 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: Lakeland District
• NCES district ID: 1601800
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $52,454
• Composite: 42.13/100
• National rank: #3310
• State rank: #34 of 92 in ID

Livability — Rathdrum

• Score: 74/100
• State rank: #30
• US rank: #4401

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment C+ Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rathdrum, ID
• Population (ZIP): 19,315

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 (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 6% Slovak 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 0%

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: ▼ -75.25%
• Current HPI: 266.5011
• Rent YoY: —
• Metro: —
• 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

-24.8% since first listed

3 events — show timeline

• 2026-05-19 Pending — IMLS
• 2026-05-12 Price Changed $29,999 IMLS
• 2026-04-21 Listed $39,900 IMLS