9164 N Reed Rd · Hayden, ID 83835

$339,900

4 bd · 2.0 ba · 1,404 sqft · Manufactured

Built 2000 8,712 sqft lot

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

27X52 GUERDON MODULAR ON NICE HAYDEN LOT. LOT IS LEVEL & FENCED. SELLER FINANCING IS AVAILABLE W/AS LITTLE AS 5% DOWN. CALL LISTING AGENT FOR INFORMATION.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $340k.

Deal economics

• At list price, monthly cash flow is $-41 ($-489/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (26.8% below list).
• Recommended offer: $249k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Atlas Elementary School (math 51% / reading 58%, grade C, #106 of 357 statewide, top 33%, 438 students, 26% FRL); Woodland Middle School (math 35% / reading 58%, grade D+, #46 of 109 statewide, top 42%, 821 students, 24% FRL); Coeur D'Alene High School (math 47% / reading 80%, grade B-, #14 of 169 statewide, top 8%, 1,548 students, 15% FRL).
• Market conditions: Rents rising (+1.2%/yr); 390 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 33% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $248,689 (26.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.73% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 11.4

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-62,371
• Equity at exit: $50,680

10-year hold

• IRR: -15.2%
• Equity multiple: 0.20×
• Total profit: $-76,241
• Equity at exit: $29,388

Cash invested: $95,172 (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: 390
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,487 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-41

Break-even live

Break-even rent $2,539

Max offer price $332,695

Occupancy floor 97%

Sensitivity live

Price	-10% $152	-5% $55	+0% $-41	+5% $-137	+10% $-233
Rent	-10% $-237	-5% $-139	+0% $-41	+5% $57	+10% $156
Rate	-1.0pp $130	-0.5pp $46	base $-41	+0.5pp $-129	+1.0pp $-218

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9651 N Buttercup Ln Hayden, ID	3.0	2.5	1285	$1,950	$1.52	22d	1	0.31mi
649 W Helen Ave Hayden, ID	3.0	2.0	1273	$2,200	$1.73	15d	1	0.36mi
1586 W Switchgrass Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.5	1062	$2,295	$2.16	15d	5	1.05mi
7534 N Culture Way Coeur d'Alene, ID	2.0–3.0	2.0	1213	$1,930	$1.59	15d	4	1.16mi
11091 N Cutlass St Hayden, ID	3.0	2.0	1456	$2,100	$1.44	22d	1	1.18mi
228 E Lobo Loop Hayden, ID	3.0	2.5	1401	$2,250	$1.61	15d	1	1.21mi

Listing history 3 events

1. 2026-04-21
   listed $339,900
2. 2026-04-21
   historical
3. 2003-12-02
   soldstatus 158-char remark

   Show marketing remark (158 chars)

   27X52 GUERDON MODULAR ON NICE HAYDEN LOT. LOT IS LEVEL & FENCED. SELLER FINANCING IS AVAILABLE W/AS LITTLE AS 5% DOWN. CALL LISTING AGENT FOR INFORMATION.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $976 · $81/mo
• Projected year-2 tax: $2,345 · $195/mo
• Expected delta: +$1,369/yr (+$114/mo · 140.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,843
• − Mortgage interest: −$19,040
• − Property taxes: −$976
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$9,888
• Taxable loss: −$6,535
• Est. tax savings @ 24.0%: +$1,568
• After-tax cash flow: $1,079/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

3 events — show timeline

• 2026-04-21 Delisted — CDAMLS
• 2026-04-21 Listed $339,900 CDAMLS
• 2003-12-02 Sold (MLS) — CDAMLS

Property tax history

+8.7%/yr

Latest (2025): $976 · +0.5% YoY. Source: county tax records.