8509 N Sunny Ln · Hayden, ID 83835

$199,000

2 bd · 2.0 ba · 1,660 sqft · Manufactured · 3 Days on market

Built 1990

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Why this score? — see what drove the C- 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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

This 2 bed 2 bath, spacious 1660 Sq Ft move in ready, doublewide manufactured home has been freshened up with new paint and flooring and available now! Inside you will notice not only a living room with vaulted ceilings but an additional family room with a gas stove for entertaining. Within the kitchen you will notice the spacious area with vaulted ceilings along with new painted cabinets with your own formal dining room which has a dimmer for any setting. The master suite includes a large closet along with a master bath with double sinks, new flooring & paint, separate soaking tub and an additional shower not to mention the natural light as well. Do not forget about the built in cabinets in the laundry room, multiple sheds, covered back patio, front patio or the 1 car attached carport. You will have to come view this home to see all it has to offer. One of the cheapest monthly lot rents in the area!

Key facts

• Dual living areas
• Covered patio
• Outdoor yard space

Tags

• DUAL LIVING AREAS
• BUILT IN CABINETS
• SEPARATE LAUNDRY AREA
• OUTDOOR SHEDS
• COVERED PATIO
• OUTDOOR YARD SPACE

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Has association with a monthly fee

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Composition roof; Lap siding; Pillar/post/pier foundation; Paved road access on a privately maintained road
• Construction: Manufactured construction; Composition roof; Lap siding; Pillar/post/pier foundation
• Exterior features: Covered porch; Covered patio; Fruit trees; Outdoor lighting; Rain gutters; Lawn; Partial fencing; Shed(s); Level lot; Has a view

Interior

• Kitchen: Cooktop; Wall oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Natural gas and electric heating; Forced air; Gas stove heating; Furnace; Central air conditioning
• Interior features: Cable internet available; High-speed internet; Fireplace
• Laundry & utility: Washer; Electric dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 7.9% 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: Dalton Elementary School (math 67% / reading 73%, grade A-, #21 of 357 statewide, top 6%, 385 students, 16% FRL); Canfield Middle School (math 51% / reading 72%, grade B+, #9 of 109 statewide, top 7%, 746 students, 22% FRL); Coeur D'Alene High School (math 47% / reading 80%, grade B-, #14 of 169 statewide, top 8%, 1,548 students, 15% FRL) — zoned schools average 18% FRL vs 34% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 65% at this address vs 52% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Coeur D'Alene District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.2%/yr); 390 active listings in the ZIP; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 6y 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 $199,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.0

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-18,736
• Equity at exit: $29,672

10-year hold

• IRR: -2.6%
• Equity multiple: 0.84×
• Total profit: $-8,934
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $271

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 82%

Sensitivity live

Price	-10% $409	-5% $340	+0% $271	+5% $202	+10% $134
Rent	-10% $106	-5% $189	+0% $271	+5% $353	+10% $436
Rate	-1.0pp $371	-0.5pp $322	base $271	+0.5pp $220	+1.0pp $167

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	14d	4	0.63mi
9651 N Buttercup Ln Hayden, ID	3.0	2.5	1285	$1,950	$1.52	22d	1	0.84mi
649 W Helen Ave Hayden, ID	3.0	2.0	1273	$2,200	$1.73	14d	1	0.89mi
1586 W Switchgrass Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.5	1062	$1,995	$1.88	14d	5	1.02mi
9782 N Ramsey Rd Hayden, ID	3.0	2.5	2166	$2,800	$1.29	22d	1	1.15mi
1065 W Rustic Lodge Dr Unit 101 Coeur d'Alene, ID	3.0	2.0	1187	$1,810	$1.52	14d	1	1.18mi
6735 N Spurwing Loop Coeur d'Alene, ID	3.0	2.0	1400	$1,795	$1.28	22d	1	1.29mi

Listing history 25 events

1. 2026-06-15
   statusdays on market $199,000 Pending 3 DOM
2. 2026-06-14
   days on market $199,000 Active 2 DOM
3. 2026-06-13
   days on marketlisting id $199,000 Active 1 DOM
4. 2026-06-09
   days on market $199,000 Active 112 DOM
5. 2026-06-08
   days on market $199,000 Active 111 DOM
6. 2026-06-07
   days on market $199,000 Active 110 DOM
7. 2026-06-03
   days on market $199,000 Active 106 DOM
8. 2026-06-02
   days on market $199,000 Active 105 DOM
9. 2026-06-01
   days on market $199,000 Active 104 DOM
10. 2026-05-31
    days on market $199,000 Active 103 DOM
11. 2026-05-30
    days on market $199,000 Active 102 DOM
12. 2026-05-06
    price $199,000
13. 2026-04-28
    status Active
14. 2026-04-19
    historical Active with Bump Clause
15. 2026-02-17
    listed $204,000 Active
16. 2025-11-14
    listed $204,000 Active
17. 2025-02-25
    status Pending 918-char remark

    Show marketing remark (918 chars)

    This 2 bed 2 bath, spacious 1660 Sq Ft move in ready, doublewide manufactured home has been freshened up with new paint and flooring and available now! Inside you will notice not only a living room with vaulted ceilings but an additional family room with a gas stove for entertaining. Within the kitchen you will notice the spacious area with vaulted ceilings along with new painted cabinets with your own formal dining room which has a dimmer for any setting. The master suite includes a large closet along with a master bath with double sinks, new flooring & paint, separate soaking tub and an additional shower not to mention the natural light as well. Do not forget about the built in cabinets in the laundry room, multiple sheds, covered back patio, front patio or the 1 car attached carport. You will have to come view this home to see all it has to offer. One of the cheapest monthly lot rents in the area!

18. 2025-01-24
    status Active 918-char remark

    Show marketing remark (918 chars)

    This 2 bed 2 bath, spacious 1660 Sq Ft move in ready, doublewide manufactured home has been freshened up with new paint and flooring and available now! Inside you will notice not only a living room with vaulted ceilings but an additional family room with a gas stove for entertaining. Within the kitchen you will notice the spacious area with vaulted ceilings along with new painted cabinets with your own formal dining room which has a dimmer for any setting. The master suite includes a large closet along with a master bath with double sinks, new flooring & paint, separate soaking tub and an additional shower not to mention the natural light as well. Do not forget about the built in cabinets in the laundry room, multiple sheds, covered back patio, front patio or the 1 car attached carport. You will have to come view this home to see all it has to offer. One of the cheapest monthly lot rents in the area!

19. 2025-01-15
    status Pending 918-char remark

    Show marketing remark (918 chars)

    This 2 bed 2 bath, spacious 1660 Sq Ft move in ready, doublewide manufactured home has been freshened up with new paint and flooring and available now! Inside you will notice not only a living room with vaulted ceilings but an additional family room with a gas stove for entertaining. Within the kitchen you will notice the spacious area with vaulted ceilings along with new painted cabinets with your own formal dining room which has a dimmer for any setting. The master suite includes a large closet along with a master bath with double sinks, new flooring & paint, separate soaking tub and an additional shower not to mention the natural light as well. Do not forget about the built in cabinets in the laundry room, multiple sheds, covered back patio, front patio or the 1 car attached carport. You will have to come view this home to see all it has to offer. One of the cheapest monthly lot rents in the area!

20. 2024-11-21
    listed $190,000 Active 918-char remark

    Show marketing remark (918 chars)

    This 2 bed 2 bath, spacious 1660 Sq Ft move in ready, doublewide manufactured home has been freshened up with new paint and flooring and available now! Inside you will notice not only a living room with vaulted ceilings but an additional family room with a gas stove for entertaining. Within the kitchen you will notice the spacious area with vaulted ceilings along with new painted cabinets with your own formal dining room which has a dimmer for any setting. The master suite includes a large closet along with a master bath with double sinks, new flooring & paint, separate soaking tub and an additional shower not to mention the natural light as well. Do not forget about the built in cabinets in the laundry room, multiple sheds, covered back patio, front patio or the 1 car attached carport. You will have to come view this home to see all it has to offer. One of the cheapest monthly lot rents in the area!

21. 2022-02-18
    status Pending
22. 2022-02-17
    listed $179,000 Active
23. 2020-08-08
    status Pending
24. 2020-07-31
    listed $148,000 Active
25. 2006-02-10
    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: $25,008
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$5,789
• Taxable income: $91
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $3,232/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

+34.5% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $199,000 CDAMLS
• 2026-04-28 Relisted — CDAMLS
• 2026-04-19 Contingent — CDAMLS
• 2026-02-17 Listed $204,000 CDAMLS
• 2025-11-14 Listed $204,000 CDAMLS
• 2025-02-25 Pending — CDAMLS
• 2025-01-24 Relisted — CDAMLS
• 2025-01-15 Pending — CDAMLS
• 2024-11-21 Listed $190,000 CDAMLS
• 2022-02-18 Pending — CDAMLS
• 2022-02-17 Listed $179,000 CDAMLS
• 2020-08-08 Pending — CDAMLS
• 2020-07-31 Listed $148,000 CDAMLS
• 2006-02-10 Sold (MLS) — CDAMLS