At Zillow’s current city measures, Coeur d'Alene’s typical home value is $611,418 and typical observed monthly market rent is $1,807. That produces a 3.5% gross yield before every operating cost, financing expense and vacancy loss, so cash flow is highly sensitive to property-level expenses. Against city ACS household income, the Zillow value is 8.5x income and annual Zillow rent is 30.0% of income; these are cross-source affordability screens, not borrower or tenant underwriting.
The city has 26,142 housing units, with an 8.3% citywide vacancy rate and renters occupying 40.5% of occupied units. Those figures describe the broad stock and tenure mix, not the lease-up odds for a specific home. ACS reports a $483,500 median value for surveyed owner-occupied housing and $1,468 median gross rent for surveyed renter-occupied housing, including selected utilities. They measure different housing populations and periods than Zillow’s typical value and observed market rent and should not be averaged.
Direct city evidence shows 56.6% of renters are cost-burdened, while single-family homes are 70.4% and large multifamily buildings are 8.1% of all housing units. Among vacant city units, 970 are seasonal and 654 are for rent, showing that total vacancy includes materially different reasons. Population rose 11.7% between overlapping ACS vintages, a comparison that should not be annualized and may reflect boundary changes. City median household income is $72,338, while poverty is 9.2% and unemployment is 2.9%; these describe demand capacity and constraints but cannot establish tenant quality, available investment inventory or future rent.
Kootenai County market context reports a county median listing time of 44 days and price reductions on 16.1% of active listings, useful for negotiating context but not city transaction performance. The broader Coeur d'Alene metro reports 0.9% job growth and 2.7 months of supply; the metro measures labor momentum and resale balance across a wider area than the city. The Coeur d'Alene metro price-drop share is 26.1%, another metro signal rather than a city measure. The national 30-year mortgage rate is 6.66%, a financing benchmark rather than a city borrowing quote.
The principal limitation is that citywide typicals and survey medians do not reveal a property’s achievable rent, condition, taxes, insurance, utilities, management, maintenance, capital needs or downtime. Next, verify comparable leases and sales for the property; obtain an inspection, title and insurance review; confirm zoning and rental rules; and model financing plus recurring and irregular costs. Stress-test rent, vacancy and exit assumptions rather than treating city vacancy or wider-market indicators as guarantees.