10600 N Benoit St · Hayden, ID 83835

$154,900

4 bd · 2.0 ba · 1,782 sqft · SingleFamily · 50 Days on market

Built 1990 Good condition ↓ 9% since listing

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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
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE IMPROVED + SELLER OFFERING UP TO 12 MONTHS PREPAID LOT RENT! Updated, spacious home tucked into a quiet 55+ cul-de-sac! This 4 bed / 2 bath manufactured home offers nearly 1,800 sq ft with key upgrades including new LVP and carpet, fresh paint, solid surface countertops, and a brand-new refrigerator and dishwasher. Situated on a low-traffic street with mature trees, this home offers a peaceful setting while being just minutes to groceries, dining, and everyday services. The flexible 4-bedroom layout works well for storage space, an office, hobbies, fitness space, or guests -- rare versatility at this size and price point. Includes a 12-month home warranty. Lot rent is $485/month.

Key facts

• Quiet cul-de-sac
• New lvp
• Brand-new dishwasher

Tags

• QUIET CUL-DE-SAC
• NEW LVP
• SOLID SURFACE COUNTERTOPS
• BRAND-NEW REFRIGERATOR
• BRAND-NEW DISHWASHER
• LOW-TRAFFIC STREET

Property features AI

Exterior

• Parking: No parking details provided
• Utilities: Public water; Community sewer
• Home design: Manufactured home; Single-story (main living on one level)
• Construction: T1-11 siding; Composition roof; Pillar/post/pier foundation; Built as a manufactured structure
• Exterior features: Open porch; Lawn; Southern exposure; Landscaped; Level lot; Cul-de-sac; Paved road; Private maintained road; View

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Electric water heater
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Luxury vinyl plank (LVP)
• Bathrooms: Two main-level bathrooms
• Heating & cooling: Electric heating; Forced air furnace
• Interior features: High speed internet; Washer hookup; Crawl space (no finished basement)
• Laundry & utility: Electric dryer hookup; Washer hookup

🏷️ Possibly a rental listed for sale. The $154,900 price doesn't fit this home's estimated sale value (~$536,382) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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. 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. 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.
5. 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.
6. 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: 1.74% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.44%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $536,382
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10220 N Reed Rd	0.29mi	3/2.0 (-1)	1,824 (+2%)	1mo	$549,900	$301	76
696 W Peach Tree Dr	0.30mi	3/2.0 (-1)	1,692 (-5%)	1mo	$515,000	$304	72
11239 N Crusader St	0.40mi	4/3.0	1,792 (+1%)	8mo	$479,999	$268	70
10691 N Murcia Ln	0.34mi	3/2.0 (-1)	1,919 (+8%)	2mo	$645,000	$336	64
10684 N Barcelona St	0.25mi	3/2.0 (-1)	1,919 (+8%)	7mo	$655,000	$341	64
10955 N Seaside St	0.21mi	3/2.5 (-1)	1,896 (+6%)	10mo	$639,500	$337	64
10930 N Ramsey Rd	0.39mi	3/2.0 (-1)	1,888 (+6%)	7mo	$460,000	$244	61
10940 N Ramsey Rd	0.39mi	3/2.0 (-1)	1,672 (-6%)	10mo	$449,900	$269	58
10231 N Hubble St	0.38mi	3/2.0 (-1)	1,601 (-10%)	5mo	$519,000	$324	56
164 W Hilgren Ave	0.73mi	4/2.0	1,608 (-10%)	0mo	$460,000	$286	49
11501 N Alaska Loop	0.56mi	3/2.0 (-1)	1,568 (-12%)	10mo	$159,900	$102	40
9568 N Macie Loop	0.74mi	3/2.0 (-1)	1,625 (-9%)	9mo	$475,000	$292	38

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 · 1.16% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.87×
• Total profit: $37,796
• Equity at exit: $23,096

10-year hold

• IRR: 28.7%
• Equity multiple: 3.33×
• Total profit: $100,914
• Equity at exit: $13,393

Cash invested: $43,372 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,702 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $1,064

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 56%

Sensitivity live

Price	-10% $1,171	-5% $1,118	+0% $1,064	+5% $1,010	+10% $957
Rent	-10% $851	-5% $957	+0% $1,064	+5% $1,171	+10% $1,277
Rate	-1.0pp $1,142	-0.5pp $1,103	base $1,064	+0.5pp $1,024	+1.0pp $983

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11091 N Cutlass St Hayden, ID	3.0	2.0	1456	$2,100	$1.44	21d	1	0.35mi
11168 N Bartlett Ave Hayden, ID	5.0	2.0	2096	$3,000	$1.43	14d	1	0.44mi
649 W Helen Ave Hayden, ID	3.0	2.0	1273	$2,200	$1.73	14d	1	0.52mi
9651 N Buttercup Ln Hayden, ID	3.0	2.5	1285	$1,950	$1.52	21d	1	0.57mi
9782 N Ramsey Rd Hayden, ID	3.0	2.5	2166	$2,800	$1.29	21d	1	0.61mi
228 E Lobo Loop Hayden, ID	3.0	2.5	1401	$2,250	$1.61	14d	1	0.78mi

Listing history 23 events

1. 2026-06-19
   remarks 694-char remark
2. 2026-06-19
   pricestatusdays on market $154,900 Active 50 DOM
3. 2026-06-13
   statusdays on market $159,900 Pending 49 DOM
4. 2026-06-10
   days on market $159,900 Active 48 DOM
5. 2026-06-09
   days on market $159,900 Active 47 DOM
6. 2026-06-08
   days on market $159,900 Active 46 DOM
7. 2026-06-07
   days on market $159,900 Active 45 DOM
8. 2026-06-03
   days on market $159,900 Active 41 DOM
9. 2026-06-02
   days on market $159,900 Active 40 DOM
10. 2026-06-01
    days on market $159,900 Active 39 DOM
11. 2026-05-31
    days on market $159,900 Active 38 DOM
12. 2026-05-30
    days on market $159,900 Active 37 DOM
13. 2026-04-23
    listed $159,900 Active
14. 2025-08-19
    listed $159,900 Active
15. 2025-06-13
    status Pending
16. 2025-04-10
    status Active
17. 2025-03-26
    status Pending
18. 2025-02-25
    status Active
19. 2025-02-21
    status Pending
20. 2024-12-16
    listed $164,900 Active
21. 2024-08-17
    price $169,900
22. 2024-05-31
    listed $174,900 Active
23. 2024-01-04
    listed $174,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 14 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: $32,423
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,594
• − Management: −$2,594
• − Depreciation: −$4,506
• Taxable income: $10,954
• Est. tax owed @ 24.0%: −$2,629
• After-tax cash flow: $10,139/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 updated, spacious home offers nearly 1,800 sq ft with key upgrades and is located in a quiet 55+ cul-de-sac. It is in good condition with minimal repairs needed.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring — Improves durability and adds value
• Both Install new windows — Enhances energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring — Improves durability and adds value ↑
• Both Install new windows — Enhances energy efficiency and curb appeal ↑

ⓘ 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 — 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

-8.6% since first listed

11 events — show timeline

• 2026-04-23 Listed $159,900 CDAMLS
• 2025-08-19 Listed $159,900 CDAMLS
• 2025-06-13 Pending — CDAMLS
• 2025-04-10 Relisted — CDAMLS
• 2025-03-26 Pending — CDAMLS
• 2025-02-25 Relisted — CDAMLS
• 2025-02-21 Pending — CDAMLS
• 2024-12-16 Listed $164,900 CDAMLS
• 2024-08-17 Price Changed $169,900 CDAMLS
• 2024-05-31 Listed $174,900 CDAMLS
• 2024-01-04 Listed $174,900 CDAMLS