631 Preston #49 · Lewiston, ID 83501

$83,500

2 bd · 2.0 ba · 924 sqft · SingleFamily public records · 58 Days on market

Built 1995

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-In Ready 1995 Manufactured Home – Completely Refreshed! Step into comfortable, affordable living with this beautifully updated 1995 manufactured home (14×56, 2 bedrooms, 1 bath). Featuring solid 2×6 construction and outstanding insulation—including the floor—for excellent energy efficiency and year-round comfort. Inside, the home feels brand new with fresh paint throughout, luxury vinyl plank (LVP) flooring in the main living areas, plush new carpet in both bedrooms, an updated kitchen boasting new cabinets, modern countertops, and a stylish sink, plus stainless-steel appliances that stay. The bathroom has been fully remodeled with an elegant stone counter

Key facts

• New metal roof
• New covered deck
• Updated kitchen

Tags

• MOVE IN READY
• UPDATED KITCHEN
• FULLY REMODELED BATHROOM
• NEW MINI SPLIT A C SYSTEM
• NEW METAL ROOF
• NEW COVERED DECK

Property features AI

Finance

• Financial info: Homeowner tax exemption

Exterior

• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Single-story (main level living)
• Construction: Built in 1995; Steel siding; Wood siding; Metal roof
• Exterior features: Wood fencing; Garden; Manual sprinkler system

Interior

• Kitchen: Dishwasher; Built-in oven/range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; Ductless/mini-split cooling
• Interior features: Fireplace; Ductless/mini-split cooling; Forced air electric heating
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Mcghee Elementary School (math 37% / reading 52%, grade F, #199 of 357 statewide, top 59%, 257 students, 48% FRL); Lewiston High School (math 37% / reading 63%, grade D+, #39 of 169 statewide, top 23%, 1,373 students, 17% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 272 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).
• This rent is only 17% of the median local income ($74k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $577 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 $23k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago 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 $80,995 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 1.23% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $286,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 Preston #d	0.03mi	2/1.0	912 (-1%)	12mo	$275,900	$303	82
3232 6th Street D	0.23mi	2/1.5	920 (-0%)	13mo	$300,000	$326	76
3127 7th St C	0.18mi	2/1.0	884 (-4%)	6mo	$269,000	$304	75
607 Preston Ave	0.16mi	2/1.0	960 (+4%)	11mo	$299,500	$312	73
810 Park Ave	0.39mi	2/1.0	866 (-6%)	6mo	$339,500	$392	62
3225 6th St #3	0.26mi	2/1.0	840 (-9%)	9mo	$52,500	$63	61
433 Park Ave	0.50mi	3/1.0 (+1)	960 (+4%)	2mo	$298,000	$310	60
811 Preston Ave	0.38mi	2/1.0	972 (+5%)	13mo	$298,000	$307	59
617 Warner	0.26mi	2/1.0	1,018 (+10%)	12mo	$297,000	$292	57
427 Linden Ave	0.65mi	2/1.0	968 (+5%)	9mo	$299,900	$310	50
3127 8th St	0.33mi	2/1.0	802 (-13%)	12mo	$285,000	$355	49
3220 9th St	0.56mi	2/1.5	960 (+4%)	20mo	$199,000	$207	49

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,242
• Equity at exit: $12,450

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $20,146
• Equity at exit: $7,220

Cash invested: $23,380 (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

• Active inventory: 272
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$438
• Tax est. 1.5%: −$104 /mo · $1,252/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $232

Break-even live

Break-even rent $730

Max offer price $83,500

Occupancy floor 72%

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: $20,875
• Closing costs: $2,505
• 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	0.72mi

Listing history 28 events

1. 2026-06-19
   days on market $83,500 Active 58 DOM
2. 2026-06-18
   days on market $83,500 Active 57 DOM
3. 2026-06-17
   days on market $83,500 Active 56 DOM
4. 2026-06-16
   days on market $83,500 Active 55 DOM
5. 2026-06-15
   days on market $83,500 Active 54 DOM
6. 2026-06-14
   days on market $83,500 Active 52 DOM
7. 2026-06-12
   days on market $83,500 Active 51 DOM
8. 2026-06-09
   days on market $83,500 Active 48 DOM
9. 2026-06-08
   days on market $83,500 Active 47 DOM
10. 2026-06-07
    days on market $83,500 Active 46 DOM
11. 2026-06-03
    days on market $83,500 Active 42 DOM
12. 2026-06-02
    days on market $83,500 Active 41 DOM
13. 2026-06-01
    days on market $83,500 Active 40 DOM
14. 2026-05-31
    days on market $83,500 Active 39 DOM
15. 2026-05-30
    days on market $83,500 Active 38 DOM
16. 2026-05-05
    status Active
17. 2026-03-26
    status Pending
18. 2026-03-13
    listed $83,500 Active
19. 2025-11-05
    historical
20. 2025-10-17
    price $75,000
21. 2025-09-17
    price $79,500
22. 2025-08-14
    price $85,000
23. 2025-07-31
    listed $93,000 Active
24. 2023-05-16
    historical
25. 2023-03-08
    price $79,000
26. 2023-02-04
    listed $80,000 Active
27. 2015-07-02
    soldstatus
28. 2015-05-13
    listed $12,900

ⓘ 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 · 13 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: $12,285
• − Mortgage interest: −$4,677
• − Property taxes: −$1,252
• − Insurance: −$418
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$2,429
• Taxable income: $1,543
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,410/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
• County: Nez Perce County · 37,520 people
• City population: 37,520
• Metro: Lewiston, ID-WA
• Population (ZIP): 37,520
• Household income: $73,629
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 976.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Native American 2%
• Common ancestry: Portuguese 6% Slovak 3% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Nez Perce

• 2024 margin: Solid R (+38.6) · D 29.4% · R 68.1% · Other 2.5%
• 2008→2024 swing: -20.5pp toward R · 2008: -18.1pp · 2024: -38.6pp
• All cycles: 2024: R+38.6 2020: R+33.6 2016: R+34.1 2012: R+20.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -352.77%
• Current HPI: 229.4958
• Rent YoY: —
• Metro: Lewiston, ID-WA
• 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

+547.3% since first listed

13 events — show timeline

• 2026-05-05 Relisted — IMLS
• 2026-03-26 Pending — IMLS
• 2026-03-13 Listed $83,500 IMLS
• 2025-11-05 Listing Removed — IMLS
• 2025-10-17 Price Changed $75,000 IMLS
• 2025-09-17 Price Changed $79,500 IMLS
• 2025-08-14 Price Changed $85,000 IMLS
• 2025-07-31 Listed $93,000 IMLS
• 2023-05-16 Listing Removed — IMLS
• 2023-03-08 Price Changed $79,000 IMLS
• 2023-02-04 Listed $80,000 IMLS
• 2015-07-02 Sold (MLS) — IMLS
• 2015-05-13 Listed $12,900 IMLS

Property tax history

+3.0%/yr

Latest (2019): $142 · +10.9% YoY. Source: county tax records.