Real Estate Investing in Coolin, Idaho (83821)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83821 (Coolin, ID)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 90.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 99.4 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Coolin, ID (83821)?
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Market Analysis: 83821 Coolin
ZIP 83821 inside Bonner County looks affordable on the surface — median value of $1.1M — but the discount exists for reasons that a careful buyer should understand before committing.
On balance, the numbers look inviting — $1.1M purchase price, 0.0% nominal cap — the work to hit that pro forma in 83821 is substantial and deserves full respect.
Nearby ZIPs in Coolin have seen price recovery that 83821 has not matched. Bonner County data supports the view that the spread is structural rather than temporary.
The demographic picture in 83821 includes headwinds that any investor should price in. Income distribution skews lower than Coolin averages, and tenant stability requires active management.
The 83821 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Coolin:
Property Strategy for 83821
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $899,236 | $1,070 | 0.9% | +11.2% | $449,618 |
| 3BR | $1,073,033 | $1,500 | 1.0% | +11.3% | $357,678 |
| 4BR | $1,335,590 | $1,640 | 0.9% | +11.6% | $333,897 |
Market Trends
Home Value History (with trend line)
📊 How Does 83821 Compare?
| Metric | 83821 | Coolin | Sandpoint, ID | Idaho |
|---|---|---|---|---|
| Home Value | $1,149,035 | $1,149,035 | N/A | $465,545 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 7.2% |
| Avg Rent | $963 | $963 | N/A | - |
| Cap Rate | 0.7% | 0.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83821 (Coolin, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $1,149,035 |
| Monthly Rent | $963 |
| Price-to-Rent | 99.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.0% |
| Cap Rate | 0.7% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +10.5% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +9.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (0.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 83821
Population: 241
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
Frequently Asked Questions
Do landlords face vacancy issues in Coolin, ID?
Occupancy in Coolin, ID runs even-keeled with elevated vacancy. Well-priced units at $963/mo lease on reasonable timelines.
How much do tenants pay in Coolin, ID?
The typical rental in Coolin, ID commands about $963/mo monthly. That rent profile even-keeled cash flow against the $1.1M purchase basis.
How strong is the working-renter base in Coolin, ID?
Tenant quality in Coolin, ID ranks as solid. Landlords generally report steady occupancy at market rents of $963/mo.
How do home values compare in Coolin, ID?
Median home price in Coolin, ID is near $1.1M, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
What is the investability score for Coolin, ID?
The 3.0/5 investability rating in Coolin, ID reflects its $1.1M prices and $963/mo rents. Investors generally consider it a solid option within ID.
You know 83821 now. You don’t know where it ranks.
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How 83821 ranks in Sandpoint, ID
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