516 Park Ave #29 · Lewiston, ID 83501-0000

$74,500

2 bd · 2.0 ba · 1,028 sqft · SingleFamily public records · 36 Days on market

Built 1975

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cute and clean 2 bed, 2 bath manufactured home located in a well-kept 55+ park. The bright living room has a tip-out that gives the home extra space and an open feel, and the new windows throughout let in tons of natural light. Outside you’ll find a covered carport and a large storage shed with plenty of room for storage or hobbies. New 40 gallon hot water heater! Lot rent is $430/month and includes water, sewer, and garbage. Easy, low-maintenance living in a quiet and friendly community.

Key facts

• Covered carport
• Bright living room
• Large storage shed

Tags

• BRIGHT LIVING ROOM
• NEW WINDOWS
• COVERED CARPORT
• LARGE STORAGE SHED

Property features AI

Exterior

• Parking: Covered carport (1 space)
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on rented lot; Built in 1975
• Construction: Frame construction
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range (freestanding); Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Main-level living room; Main-level kitchen
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $74,500 price doesn't fit this home's estimated sale value (~$318,680) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 1.9% in Lewiston — 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 75/100 on livability (#30 in ID, #4,281 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute F.
• Lewiston Independent District (urban): math 44% / reading 54% proficiency, ranked #37 of 92 in ID (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Orchards Elementary School (math 52% / reading 57%, grade C, #106 of 357 statewide, top 33%, 276 students, 40% FRL); Lewiston High School (math 37% / reading 63%, grade D+, #39 of 169 statewide, top 23%, 1,373 students, 17% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 3 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 125 units permitted in Nez Perce County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($515 loan paydown + $2k appreciation (3.0% local appreciation)).
• Nez Perce County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,265 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.67%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $318,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Park Ave	0.14mi	3/1.0 (+1)	960 (-7%)	2mo	$298,000	$310	72
617 Warner	0.28mi	2/1.0	1,018 (-1%)	12mo	$297,000	$292	72
427 Linden Ave	0.28mi	2/1.0	968 (-6%)	9mo	$299,900	$310	66
607 Preston Ave	0.25mi	2/1.0	960 (-7%)	11mo	$299,500	$312	64
3232 6th Street D	0.28mi	2/1.5	920 (-10%)	13mo	$300,000	$326	56
630 Preston #d	0.36mi	2/1.0	912 (-11%)	12mo	$275,900	$303	50
523 Burrell Ave	0.59mi	2/1.0	936 (-9%)	6mo	$339,000	$362	49
811 Preston Ave	0.74mi	2/1.0	972 (-5%)	13mo	$298,000	$307	42
3233 8th St	0.67mi	3/1.0 (+1)	1,084 (+5%)	11mo	$349,000	$322	41
3127 7th St C	0.57mi	2/1.0	884 (-14%)	6mo	$269,000	$304	41
811 Park Dr	0.73mi	3/1.0 (+1)	1,128 (+10%)	4mo	$309,000	$274	38
1537 24th Ave	0.72mi	2/2.0	1,158 (+13%)	14mo	$359,000	$310	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.32×
• Total profit: $27,445
• Equity at exit: $33,498

10-year hold

• IRR: 24.1%
• Equity multiple: 4.45×
• Total profit: $71,871
• Equity at exit: $51,625

Cash invested: $20,860 (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 83501-0000

• Active inventory: 3
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $290

Break-even live

Break-even rent $652

Max offer price $74,500

Occupancy floor 67%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2937 Magnolia St Lewiston, ID	2.0	1.0	893	$1,018	$1.14	43d	1	1.07mi

Listing history 17 events

1. 2026-06-19
   days on market $74,500 Active 36 DOM
2. 2026-06-18
   days on market $74,500 Active 35 DOM
3. 2026-06-17
   days on market $74,500 Active 34 DOM
4. 2026-06-16
   days on market $74,500 Active 33 DOM
5. 2026-06-15
   days on market $74,500 Active 32 DOM
6. 2026-06-14
   remarks 493-char remark
7. 2026-06-14
   pricedays on market $74,500 Active 30 DOM
8. 2026-06-12
   days on market $79,500 Active 29 DOM
9. 2026-06-09
   days on market $79,500 Active 26 DOM
10. 2026-06-08
    days on market $79,500 Active 25 DOM
11. 2026-06-07
    days on market $79,500 Active 24 DOM
12. 2026-06-03
    days on market $79,500 Active 20 DOM
13. 2026-06-02
    days on market $79,500 Active 19 DOM
14. 2026-06-01
    days on market $79,500 Active 18 DOM
15. 2026-05-31
    days on market $79,500 Active 17 DOM
16. 2026-05-30
    days on market $79,500 Active 16 DOM
17. 2026-05-14
    listed $79,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 12 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,222
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$372
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,167
• Taxable income: $2,436
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $2,892/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.

Schools (NCES district)

• District: Lewiston Independent District
• NCES district ID: 1601860
• Math proficiency: 44% ▬ 0.00%
• Reading proficiency: 54% ▬ 0.00%
• Median HH income: $47,224
• Composite: 41.65/100
• National rank: #3423
• State rank: #37 of 92 in ID

Livability — Lewiston

• Score: 75/100
• State rank: #30
• US rank: #4281

Category grades

Amenities F Commute F Cost of living A Crime B+ Employment C+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewiston, ID

Population outlook (Nez Perce County) Hauer SSP2

• Today (2025): 42,583 people
• By 2030: 43,754 · +2.7%
• By 2040: 45,907 · +7.8%
• By 2050: 47,819 · +12.3%
• By 2075: 53,100 · +24.7%
• By 2100: 55,971 · +31.4%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-14 Listed $79,500 IMLS

Property tax history

+6.4%/yr

Latest (2019): $135 · +10.8% YoY. Source: county tax records.