Coeur d'Alene, ID
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
expensive
Price to income
6.07×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Idaho
- 4.24×
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
24.1%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Idaho
- 22.6%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
tight
Cap rate proxy
2.58%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Idaho
- 3.21%
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.78%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Idaho
- 0.26%+0.52
- vs U.S.
- 0.03%+0.75
Benchmark
IRS net migration ÷ population
strong
Permit pipeline
11.06
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Idaho
- 7.45+3.60
- vs U.S.
- 3.52+7.53
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
4.4%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Idaho
- 3.5%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+51.0%
homeValues.yearOverYear
+1.4%
Median home value
$467,400
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,302 | $15,624 | 20.3% |
| 2 BR | $1,547 | $18,564 | 24.1% |
| 3 BR | $2,152 | $25,824 | 33.5% |
Labor market direction
Unemployment
4.4%
Median household income
$77,034
What's being built
Total TTM
1,917
+41.9% YoY
Single-family
1,291
2–4 unit
84
5+ unit
542
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Kootenai County | 173,396 | $467,400 | $77,034 | 1,917 | +41.9% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Coeur d'Alene | 173,396 | $77,034 | 6.07× | 2.58% | +51.0% | 11.06 | 4.4% |
| Bloomington, IL | 171,284 | $78,329 | — | — | +55.6% | — | 4.6% |
| Iowa City, IA | 175,894 | $74,142 | — | — | +34.6% | — | 2.4% |
| Wausau-Weston, WI | 166,222 | $76,185 | — | — | +56.7% | — | 2.7% |
| Yuba City, CA | 180,806 | $74,762 | — | — | +34.0% | — | 7.9% |
| St. George, UT | 183,297 | $76,411 | — | — | +52.1% | — | 3.7% |
Where people are moving in from
Net migration
+1,354
+0.78% of population
| Origin county | Tax returns |
|---|---|
| Spokane County, WA | 977 |
| King County, WA | 230 |
| Bonner County, ID | 221 |
| Los Angeles County, CA | 179 |
| Snohomish County, WA | 171 |
| Orange County, CA | 153 |
Who lives in Coeur d'Alene
- Median age
- 41
- Bachelor's+
- 28.8%
- Owner-occupancy
- 72.2%
- Vacancy rate
- 11.4%
- Rent burdened (30%+)
- 48.1%
- Median household income
- $77,034
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.