1111 E Homestead Ave · Coeur d'Alene, ID 83814

$549,000

5 bd · 2.0 ba · 2,870 sqft · SingleFamily public records · 4 Days on market

Built 1965 0.29 ac lot Est $548k · at est.

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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 +14.0/30.0
• ARV discount +7.4/15.0
• Schools +4.4/10.0
• DSCR +4.2/10.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MONTE VISTA HOME W/ LOTS OF SQ FT, MAIN FAMILY ROOM W/ FIREPLACE

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1965

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Attached garage; Open RV parking
• Utilities: Public water; Public sewer; Cable TV
• Home design: Site-built home on less than 2 acres
• Construction: Lap siding and frame construction; Composition roof; Concrete perimeter foundation; Built as site-built
• Exterior features: Covered porch; Patio; Open deck; Lawn; Garden; Fruit trees; Rain gutters; Shed(s); Southern exposure; Level, landscaped, open lot; Public-maintained paved road; View

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Wood; Tile; Carpet
• Bathrooms: 2 bathrooms on the main level
• Heating & cooling: Electric heating; Baseboard heating; Hot water heating
• Interior features: Fireplace; Cable internet available; High-speed internet; Washer hookup; Finished basement
• Laundry & utility: Washer; Electric dryer; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $68 ($811/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $420k (23.5% below list).
• Recommended offer: $420k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.2% in Coeur d'Alene — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+2.4%/yr); 532 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,606 units permitted in Kootenai County in 2024 (154 in 5+ unit buildings).
• At $4,197/mo this rent would consume 67% of the median local household income ($75k/yr) (locally 1219% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $419,727 (23.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.76% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $548,170
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 E Homestead Ave	0.00mi	5/3.0	2,870 (0%)	0mo	$549,000	$191	96
2317 N Honeysuckle Dr	0.15mi	5/2.0	2,566 (-11%)	4mo	$449,900	$175	72
1848 E Noble Cir	0.47mi	4/3.5 (-1)	2,805 (-2%)	3mo	$825,000	$294	61
3025 N 17th St	0.66mi	5/3.0	2,928 (+2%)	5mo	$515,000	$176	58
1888 E Best Ave	0.52mi	4/2.5 (-1)	2,909 (+1%)	17mo	$975,000	$335	52
1076 E Woolsey Dr	0.32mi	4/2.0 (-1)	3,237 (+13%)	19mo	$515,000	$159	42
2922 N 6th St	0.60mi	5/3.0	3,062 (+7%)	20mo	$499,000	$163	40
3114 N 17th St	0.70mi	5/2.0	2,456 (-14%)	4mo	$480,000	$195	40
3103 N 6th St	0.66mi	5/3.0	2,528 (-12%)	11mo	$749,000	$296	36
402 E Sunrise Dr	0.74mi	4/2.0 (-1)	2,520 (-12%)	5mo	$479,900	$190	36
1421 N 7th St	0.65mi	4/2.0 (-1)	2,564 (-11%)	23mo	$615,000	$240	28

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 · 2.36% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-87,616
• Equity at exit: $81,858

10-year hold

• IRR: -8.9%
• Equity multiple: 0.46×
• Total profit: $-82,737
• Equity at exit: $47,467

Cash invested: $153,720 (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 83814

• Rents YoY: 2.4%
• Active inventory: 532
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $4,197 medium
• Mortgage (P&I): −$2,879
• Tax from tax record: −$141 /mo · $1,686/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$881
• Net cashflow: $68

Break-even live

Break-even rent $4,112

Max offer price $549,000

Occupancy floor 93%

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 N 15th St Coeur D Alene, ID	4.0	2.0	2000	$2,500	$1.25	20d	1	0.90mi
1055 N Government Way Coeur D Alene, ID	4.0	3.0	2600	$4,500	$1.73	20d	1	1.15mi
816 W Mill Ave Unit 1542939P Coeur d'Alene, ID	5.0	2.0	2486	$7,649	$3.08	13d	1	1.24mi

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-05-06
   listed $549,000 Active
3. 2018-06-15
   soldstatus
4. 2005-04-27
   soldstatus 64-char remark

   Show marketing remark (64 chars)

   MONTE VISTA HOME W/ LOTS OF SQ FT, MAIN FAMILY ROOM W/ FIREPLACE

5. 2005-04-27
   soldstatus

   Show marketing remark (64 chars)

   MONTE VISTA HOME W/ LOTS OF SQ FT, MAIN FAMILY ROOM W/ FIREPLACE

ⓘ 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: $1,686 · $141/mo
• Projected year-2 tax: $3,788 · $316/mo
• Expected delta: +$2,102/yr (+$175/mo · 124.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 14 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,367
• − Mortgage interest: −$30,753
• − Property taxes: −$1,686
• − Insurance: −$2,745
• − Repairs & maintenance: −$4,029
• − Management: −$4,029
• − Depreciation: −$15,971
• Taxable loss: −$8,846
• Est. tax savings @ 24.0%: +$2,123
• After-tax cash flow: $2,934/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 — Coeur d'Alene

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Coeur d'Alene, ID
• County: Kootenai County · 146,553 people
• City population: 67,464
• Metro: Coeur d'Alene, ID
• Population (ZIP): 26,059
• Household income: $74,782
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1219.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Slovak 4% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -362.24%
• Current HPI: 270.5318
• Rent YoY: ▲ 2.36%
• 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

5 events — show timeline

• 2026-05-12 Pending — CDAMLS
• 2026-05-06 Listed $549,000 CDAMLS
• 2018-06-15 Sold (Public Records) — Public Records
• 2005-04-27 Sold (Public Records) — Public Records
• 2005-04-27 Sold (MLS) — CDAMLS

Property tax history

+2.6%/yr

Latest (2025): $1,686 · +5.0% YoY. Source: county tax records.