2206 W Oxford Cir · Coeur d'Alene, ID 83815

$125,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 51 Days on market

Built 1994 Average condition

---

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
• Condition / age +2.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-kept 3-bed, 2-bath one-owner home in Oak Crest Mobile Home Park. You're just steps from the community pool, pickleball and basketball courts, fitness center, game room, library, pavilion, and playground. Woodland Middle School is a quick 0.3-mile walk, with shopping, restaurants, and services nearby--plus downtown Coeur d'Alene and the lake about 10 minutes away. The exterior was caulked and painted in 2023, with a new roof installed in 2020. Enjoy the fenced backyard (great for dogs big or small), 12x8 garden shed, sprinkler system from a few years back, and convenient carport on this leased lot.

Key facts

• Fitness center
• Pickleball courts
• Community pool

Tags

• COMMUNITY POOL
• PICKLEBALL COURTS
• BASKETBALL COURTS
• FITNESS CENTER
• GAME ROOM
• LIBRARY

Property features AI

Finance

• Other: Residential zoning; Homeowner tax exemption

Exterior

• Parking: One covered parking space (carport); One garage space
• Utilities: City water; Sewer connected; Electric service
• Home design: Mobile/manufactured home on a rented lot; Built in 1994
• Construction: Composition roof; Metal fencing
• Exterior features: Metal fencing; Composition roof; Located in a mobile home park; City water service; Sewer connected

Interior

• Kitchen: Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-level living room; Main-level kitchen
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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.
• Zoned schools: Atlas Elementary School (math 51% / reading 58%, grade C, #106 of 357 statewide, top 33%, 438 students, 26% FRL); Lake City High School (math 25% / reading 52%, grade F, #98 of 169 statewide, top 58%, 1,539 students, 20% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 321 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 32% 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 $864 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.24%
• DSCR: 2.17
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $409,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2037 W Yorkshire Ave	0.24mi	3/2.0	1,512 (+1%)	1mo	$65,000	$43	86
2154 W Windermere Ave	0.23mi	3/2.0	1,428 (-5%)	8mo	$110,000	$77	75
1943 W Shawna Ave	0.15mi	3/2.0	1,339 (-11%)	1mo	$479,000	$358	74
1865 W Windermere Ave	0.31mi	3/2.0	1,593 (+6%)	1mo	$159,000	$100	74
1815 W Dartmouth Cir	0.26mi	2/2.0 (-1)	1,445 (-4%)	6mo	$99,500	$69	72
1937 W Hampson Ave	0.31mi	3/2.0	1,403 (-6%)	5mo	$447,000	$319	71
4795 W Cougar Cir	0.40mi	3/2.0	1,404 (-6%)	9mo	$199,000	$142	63
5535 N Pacific Ave	0.39mi	3/2.0	1,636 (+9%)	5mo	$475,000	$290	63
5905 N Stafford Rd	0.50mi	3/2.0	1,663 (+11%)	7mo	$530,000	$319	53
4234 N Atlantic Dr	0.63mi	3/2.0	1,680 (+12%)	2mo	$215,000	$128	49
6122 n Harcourt Dr	0.60mi	2/2.0 (-1)	1,388 (-8%)	8mo	$440,000	$317	48
1490 W Timor Ave	0.42mi	4/2.5 (+1)	1,702 (+14%)	5mo	$465,000	$273	47

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: 21.4%
• Equity multiple: 1.89×
• Total profit: $31,047
• Equity at exit: $18,638

10-year hold

• IRR: 30.3%
• Equity multiple: 3.87×
• Total profit: $100,534
• Equity at exit: $10,808

Cash invested: $35,000 (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: 321
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $765

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 58%

Sensitivity live

Price	-10% $852	-5% $809	+0% $765	+5% $722	+10% $679
Rent	-10% $603	-5% $684	+0% $765	+5% $847	+10% $928
Rate	-1.0pp $828	-0.5pp $797	base $765	+0.5pp $733	+1.0pp $700

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	22d	1	0.25mi
4188 Player Dr Unit 4188 Coeur d'Alene, ID	2.0	2.0	1125	$1,725	$1.53	22d	1	0.29mi
5773 N Morleau Ln Coeur D Alene, ID	4.0	2.0	1394	$2,550	$1.83	14d	1	0.38mi
1519 W Hyacinth Ln Unit 1519 Coeur d'Alene, ID	3.0	2.5	1180	$1,895	$1.61	14d	1	0.46mi
3825 N Ramsey Rd Coeur D Alene, ID	2.0–3.0	2.0	1039	$1,731	$1.67	22d	1	0.48mi
2001 W Voltaire Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	988	$1,999	$2.02	14d	11	0.84mi
1681 Pampas Ln Coeur d'Alene, ID	1.0–3.0	1.0–2.0	989	$1,930	$1.95	14d	22	0.94mi
6510 N Atlas Rd #207 Coeur D Alene, ID	3.0	2.0	1282	$2,200	$1.72	22d	1	1.03mi
6735 N Spurwing Loop Coeur d'Alene, ID	3.0	2.0	1400	$1,795	$1.28	22d	1	1.15mi
1065 W Rustic Lodge Dr Unit 101 Coeur d'Alene, ID	3.0	2.0	1187	$1,810	$1.52	14d	1	1.25mi
3293 N Ladalia Dr Coeur D Alene, ID	2.0	2.0	1100	$2,450	$2.23	14d	1	1.29mi
4034 Idewild Loop Coeur D Alene, ID	1.0–3.0	1.0–2.0	947	$1,750	$1.85	14d	12	1.48mi
2671 W Apperson Dr Coeur D Alene, ID	4.0	3.0	1620	$2,600	$1.60	22d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 51 DOM
2. 2026-06-19
   days on market $125,000 Active 49 DOM
3. 2026-06-18
   price $125,000 Active 48 DOM
4. 2026-06-18
   days on market $130,000 Active 48 DOM
5. 2026-06-17
   days on market $130,000 Active 47 DOM
6. 2026-06-16
   days on market $130,000 Active 46 DOM
7. 2026-06-15
   days on market $130,000 Active 45 DOM
8. 2026-06-14
   days on market $130,000 Active 43 DOM
9. 2026-06-13
   days on market $130,000 Active 42 DOM
10. 2026-06-10
    days on market $130,000 Active 40 DOM
11. 2026-06-09
    days on market $130,000 Active 39 DOM
12. 2026-06-08
    days on market $130,000 Active 38 DOM
13. 2026-06-07
    days on market $130,000 Active 37 DOM
14. 2026-06-03
    days on market $130,000 Active 33 DOM
15. 2026-06-02
    days on market $130,000 Active 32 DOM
16. 2026-06-01
    days on market $130,000 Active 31 DOM
17. 2026-05-31
    days on market $130,000 Active 30 DOM
18. 2026-05-30
    days on market $130,000 Active 29 DOM
19. 2026-05-01
    listed $130,000 Active

    Show marketing remark (610 chars)

    Well-kept 3-bed, 2-bath one-owner home in Oak Crest Mobile Home Park. You're just steps from the community pool, pickleball and basketball courts, fitness center, game room, library, pavilion, and playground. Woodland Middle School is a quick 0.3-mile walk, with shopping, restaurants, and services nearby--plus downtown Coeur d'Alene and the lake about 10 minutes away. The exterior was caulked and painted in 2023, with a new roof installed in 2020. Enjoy the fenced backyard (great for dogs big or small), 12x8 garden shed, sprinkler system from a few years back, and convenient carport on this leased lot.

20. 2026-05-01
    listed $130,000 Active 610-char remark

    Show marketing remark (610 chars)

    Well-kept 3-bed, 2-bath one-owner home in Oak Crest Mobile Home Park. You're just steps from the community pool, pickleball and basketball courts, fitness center, game room, library, pavilion, and playground. Woodland Middle School is a quick 0.3-mile walk, with shopping, restaurants, and services nearby--plus downtown Coeur d'Alene and the lake about 10 minutes away. The exterior was caulked and painted in 2023, with a new roof installed in 2020. Enjoy the fenced backyard (great for dogs big or small), 12x8 garden shed, sprinkler system from a few years back, and convenient carport on this leased lot.

ⓘ 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: $24,749
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$3,636
• Taxable income: $7,651
• Est. tax owed @ 24.0%: −$1,836
• After-tax cash flow: $7,349/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 · 12 photos

Average 55/100 Cosmetic rehab

This well-maintained mobile home in Oak Crest Mobile Home Park offers a good starting point for a cosmetic renovation to enhance its resale and rental value.

Repairs flagged

• Minor Carpeted floors — Worn but not damaged
• Minor Light fixtures — Worn but functional

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carpeted floors · Worn but not damaged	Minor	$500–3,000
Light fixtures · Worn but functional	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves comfort and 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

+0.0% since first listed

2 events — show timeline

• 2026-05-01 Listed $130,000 CDAMLS
• 2026-05-01 Listed $130,000 IMLS