1772 W Windsor Ave · Coeur d'Alene, ID 83815

$129,000

3 bd · 2.0 ba · 1,848 sqft · SingleFamily · 87 Days on market

Built 1987 Fair condition ↓ 13% 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
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

CENTRALLY LOCATED IN COEUR D'ALENE! Spacious 1,848 sq ft manufactured home offering 3 bedrooms, 2 bathrooms, and a desirable split-bedroom floor plan. This home features both a living room and family room, along with two dining areas, providing flexible space for everyday living and entertaining. A large covered carport with additional storage adds convenience and expands usable space. Situated on leased land in the sought-after Oak Crest community, residents enjoy access to a clubhouse, swimming pool, new playground, BBQ pavilion, and pickleball court. Conveniently located just 10 minutes from downtown Coeur d'Alene, the Coeur d'Alene Resort, and Lake Coeur d'Alene, with shopping and dinin

Key facts

• Clubhouse
• Swimming pool
• New playground

Tags

• SPLIT-BEDROOM FLOOR PLAN
• LARGE COVERED CARPORT
• ADDITIONAL STORAGE
• CLUBHOUSE
• SWIMMING POOL
• NEW PLAYGROUND

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable TV available
• Home design: Manufactured home; Pillar/post/pier foundation; Composition roof
• Construction: T1-11 exterior siding
• Exterior features: Covered patio; Covered deck; Exterior lighting; Rain gutters; Shed(s); Fenced yard with cross-fencing and fenced backyard; Open, landscaped, level lot; Paved road access (private maintained road)

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: 3 main-level bathrooms
• Heating & cooling: Electric forced-air furnace; Central air conditioning
• Interior features: Cable internet available; High-speed internet; Washer hookup; Crawl space (no finished basement)
• Laundry & utility: Electric dryer hookup; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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 B — 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 fast (+4.2%/yr); 318 active listings in the ZIP; 5 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 34% of the median local income ($78k/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 $892 of loan paydown is wiped out by about $4k 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 + 4.2% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.69% ✓
• Cap rate: 14.06%
• Cash-on-cash: 27.73%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $504,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4123 N Player Dr	0.11mi	4/2.0 (+1)	1,855 (+0%)	7mo	$489,998	$264	83
5760 N Stafford Rd	0.41mi	3/2.5	1,885 (+2%)	4mo	$499,000	$265	72
5535 N Pacific Ave	0.21mi	3/2.0	1,636 (-12%)	5mo	$475,000	$290	67
1490 W Timor Ave	0.20mi	4/2.5 (+1)	1,702 (-8%)	5mo	$465,000	$273	66
5983 N Loraine St	0.50mi	4/2.0 (+1)	1,786 (-3%)	1mo	$520,000	$291	65
3945 N Trevino Dr	0.36mi	4/2.0 (+1)	1,989 (+8%)	1mo	$524,750	$264	64
1865 W Windermere Ave	0.26mi	3/2.0	1,593 (-14%)	1mo	$159,000	$100	64
4234 N Atlantic Dr	0.42mi	3/2.0	1,680 (-9%)	2mo	$215,000	$128	64
5716 N Parkwood Cir	0.68mi	3/2.0	1,807 (-2%)	1mo	$641,750	$355	64
2210 W Canyon Dr	0.64mi	3/2.5	1,888 (+2%)	2mo	$585,000	$310	63
2716 W Versailles Dr	0.73mi	3/3.0	1,856 (+0%)	4mo	$489,999	$264	58
2030 W Hogan St	0.51mi	4/2.0 (+1)	2,046 (+11%)	0mo	$689,000	$337	53

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 1.97×
• Total profit: $34,954
• Equity at exit: $19,234

10-year hold

• IRR: 31.9%
• Equity multiple: 4.05×
• Total profit: $110,243
• Equity at exit: $11,154

Cash invested: $36,120 (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 83815

• Rents YoY: 4.2%
• Active inventory: 318
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $835

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 57%

Sensitivity live

Price	-10% $924	-5% $879	+0% $835	+5% $790	+10% $745
Rent	-10% $662	-5% $748	+0% $835	+5% $921	+10% $1,007
Rate	-1.0pp $900	-0.5pp $867	base $835	+0.5pp $801	+1.0pp $767

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1827 Westminster Ave Unit A2-26 Coeur d'Alene, ID	2.0	2.0	1248	$1,899	$1.52	21d	1	0.12mi
5773 N Morleau Ln Coeur D Alene, ID	4.0	2.0	1394	$2,550	$1.83	14d	1	0.53mi
6735 N Spurwing Loop Coeur d'Alene, ID	3.0	2.0	1400	$1,795	$1.28	21d	1	1.02mi
6510 N Atlas Rd #207 Coeur D Alene, ID	3.0	2.0	1282	$2,200	$1.72	21d	1	1.18mi
2644 W Lumber Ln Coeur D Alene, ID	4.0	3.5	2576	$4,200	$1.63	14d	1	1.48mi

Listing history 18 events

1. 2026-06-19
   days on market $129,000 Active 87 DOM
2. 2026-06-18
   days on market $129,000 Active 86 DOM
3. 2026-06-17
   days on market $129,000 Active 85 DOM
4. 2026-06-16
   days on market $129,000 Active 84 DOM
5. 2026-06-15
   days on market $129,000 Active 83 DOM
6. 2026-06-14
   days on market $129,000 Active 81 DOM
7. 2026-06-13
   days on market $129,000 Active 80 DOM
8. 2026-06-10
   days on market $129,000 Active 78 DOM
9. 2026-06-09
   days on market $129,000 Active 77 DOM
10. 2026-06-08
    days on market $129,000 Active 76 DOM
11. 2026-06-07
    days on market $129,000 Active 75 DOM
12. 2026-06-03
    days on market $129,000 Active 71 DOM
13. 2026-06-02
    days on market $129,000 Active 70 DOM
14. 2026-06-01
    days on market $129,000 Active 69 DOM
15. 2026-05-31
    days on market $129,000 Active 68 DOM
16. 2026-05-30
    days on market $129,000 Active 67 DOM
17. 2026-04-29
    price $129,000
18. 2026-03-24
    listed $149,000 Active

ⓘ 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: $26,219
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$3,753
• Taxable income: $8,465
• Est. tax owed @ 24.0%: −$2,032
• After-tax cash flow: $7,983/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 home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the roof, exterior siding, kitchen cabinets, bathroom vanity, and landscaping.

Repairs flagged

• Major roof — visible wear on roofline
• Major exterior siding — moderate siding wear
• Major kitchen cabinets — outdated and worn
• Major bathroom vanity — dated and worn
• Major landscaping — overgrown areas

Value-add opportunities

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Both replace kitchen cabinets — New cabinets can improve functionality and aesthetics
• Both replace bathroom vanity — A new vanity can enhance the bathroom's functionality and appearance
• Both repair roof — A repaired roof can improve the home's value and reduce maintenance costs
• Both landscape and trim bushes — A well-maintained landscape can improve curb appeal and add value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear on roofline	Major	$15,000–50,000
exterior siding · moderate siding wear	Major	$15,000–50,000
kitchen cabinets · outdated and worn	Major	$15,000–50,000
bathroom vanity · dated and worn	Major	$15,000–50,000
landscaping · overgrown areas	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both replace kitchen cabinets — New cabinets can improve functionality and aesthetics ↑
• Both replace bathroom vanity — A new vanity can enhance the bathroom's functionality and appearance ↑
• Both repair roof — A repaired roof can improve the home's value and reduce maintenance costs ↑
• Both landscape and trim bushes — A well-maintained landscape can improve curb appeal and add value ↑

ⓘ 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 — 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): 41,405
• Household income: $77,864
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 1036.0

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 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 4% Slovak 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -255.27%
• Current HPI: 252.5165
• Rent YoY: ▲ 4.20%
• 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

-13.4% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $129,000 CDAMLS
• 2026-03-24 Listed $149,000 CDAMLS