631 Warner Ave. #1 #1 · Lewiston, ID 83501

$64,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 41 Days on market

Built 1966 ↓ 6% since listing

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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 +9.7/10.0
• ARV discount +7.5/15.0
• 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 MLS

This centrally located 2 bed 1 bath home in the desirable Lewiston Orchards awaits! Newer vinyl windows, a great metal roof and a great location right next to McGhee elementary. So much potential to be had with just a little bit of work, and some imagination. Lot rent is $380 per month and does include W/ S/G. Pets are allowed, dogs must be leashed and under 25 lbs. Park approval required for anything over that weight, and park approval is required prior to purchase.

Key facts

• New doors
• New vinyl windows
• Pets allowed

Tags

• RECENTLY RENOVATED
• NEW VINYL WINDOWS
• NEW DOORS
• CONVENIENT LOCATION
• PETS ALLOWED

Property features AI

Exterior

• Parking: Carport (1 covered space)
• Utilities: City water service; Sewer connected; Cable connected
• Home design: Mobile/manufactured home on a rented lot; Built in 1966
• Construction: Metal siding; Crawl space foundation; Other roof
• Exterior features: Metal fencing; Garden; Corner lot; Storage shed; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Oven/Range (Freestanding); Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Engineered vinyl plank; Vinyl sheet
• Bathrooms: 1 bathroom
• Heating & cooling: Electric forced-air heating; Wall/window air conditioning unit(s)
• Interior features: Tile counters
• Laundry & utility: Utility room on the main level; Electric water heater; Tank water heater

🏷️ Possibly a rental listed for sale. The $64,900 price doesn't fit this home's estimated sale value (~$280,224) 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/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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); Sacajawea Middle School (math 45% / reading 60%, grade C+, #25 of 109 statewide, top 23%, 524 students, 22% 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: 277 active listings in the ZIP; 125 units permitted in Nez Perce County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1966 — 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: 1.47% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $280,224
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Warner Ave	0.43mi	2/1.0	708 (+5%)	19mo	$294,900	$417	55
3105 7th St	0.41mi	2/1.0	768 (+14%)	13mo	$315,000	$410	46

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: 12.3%
• Equity multiple: 1.49×
• Total profit: $8,865
• Equity at exit: $9,677

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $32,716
• Equity at exit: $5,611

Cash invested: $18,172 (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: 277
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $304

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 63%

Sensitivity live

Price	-10% $349	-5% $327	+0% $304	+5% $282	+10% $259
Rent	-10% $229	-5% $266	+0% $304	+5% $342	+10% $379
Rate	-1.0pp $337	-0.5pp $321	base $304	+0.5pp $287	+1.0pp $270

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-21
   status Pending
2. 2026-05-01
   price $64,900
3. 2026-04-10
   listed $67,000 Active
4. 2026-03-05
   soldstatus Sold 471-char remark

   Show marketing remark (471 chars)

   This centrally located 2 bed 1 bath home in the desirable Lewiston Orchards awaits! Newer vinyl windows, a great metal roof and a great location right next to McGhee elementary. So much potential to be had with just a little bit of work, and some imagination. Lot rent is $380 per month and does include W/ S/G. Pets are allowed, dogs must be leashed and under 25 lbs. Park approval required for anything over that weight, and park approval is required prior to purchase.

5. 2026-02-19
   status Pending 471-char remark

   Show marketing remark (471 chars)

   This centrally located 2 bed 1 bath home in the desirable Lewiston Orchards awaits! Newer vinyl windows, a great metal roof and a great location right next to McGhee elementary. So much potential to be had with just a little bit of work, and some imagination. Lot rent is $380 per month and does include W/ S/G. Pets are allowed, dogs must be leashed and under 25 lbs. Park approval required for anything over that weight, and park approval is required prior to purchase.

6. 2026-02-09
   listed $39,900 Active 471-char remark

   Show marketing remark (471 chars)

   This centrally located 2 bed 1 bath home in the desirable Lewiston Orchards awaits! Newer vinyl windows, a great metal roof and a great location right next to McGhee elementary. So much potential to be had with just a little bit of work, and some imagination. Lot rent is $380 per month and does include W/ S/G. Pets are allowed, dogs must be leashed and under 25 lbs. Park approval required for anything over that weight, and park approval is required prior to purchase.

7. 2024-01-25
   soldstatus Sold 587-char remark

   Show marketing remark (587 chars)

   2 Bedroom 1 bath in the Lewiston Orchards directly across from McGhee Elementary. Home has been recently renovated inside along with new paint and flooring throughout. New Vinyl windows and Doors. Home is at the front of the park in the most convenient location, directly across from McGhee Elementary school. Nice shade trees. Lot rent is $365 month. Includes W/ S/G. Pets Allowed! All dogs must be leashed and under 25lbs. Any pet over 25lbs must have park approval. No subletting, owner occupied only. NOT FOR RENT. All prospective buyers must receive park approval prior to purchase.

8. 2024-01-15
   status Pending 587-char remark

   Show marketing remark (587 chars)

   2 Bedroom 1 bath in the Lewiston Orchards directly across from McGhee Elementary. Home has been recently renovated inside along with new paint and flooring throughout. New Vinyl windows and Doors. Home is at the front of the park in the most convenient location, directly across from McGhee Elementary school. Nice shade trees. Lot rent is $365 month. Includes W/ S/G. Pets Allowed! All dogs must be leashed and under 25lbs. Any pet over 25lbs must have park approval. No subletting, owner occupied only. NOT FOR RENT. All prospective buyers must receive park approval prior to purchase.

9. 2024-01-11
   price $59,000 587-char remark

   Show marketing remark (587 chars)

   2 Bedroom 1 bath in the Lewiston Orchards directly across from McGhee Elementary. Home has been recently renovated inside along with new paint and flooring throughout. New Vinyl windows and Doors. Home is at the front of the park in the most convenient location, directly across from McGhee Elementary school. Nice shade trees. Lot rent is $365 month. Includes W/ S/G. Pets Allowed! All dogs must be leashed and under 25lbs. Any pet over 25lbs must have park approval. No subletting, owner occupied only. NOT FOR RENT. All prospective buyers must receive park approval prior to purchase.

10. 2023-12-06
    price $62,000 587-char remark

    Show marketing remark (587 chars)

    2 Bedroom 1 bath in the Lewiston Orchards directly across from McGhee Elementary. Home has been recently renovated inside along with new paint and flooring throughout. New Vinyl windows and Doors. Home is at the front of the park in the most convenient location, directly across from McGhee Elementary school. Nice shade trees. Lot rent is $365 month. Includes W/ S/G. Pets Allowed! All dogs must be leashed and under 25lbs. Any pet over 25lbs must have park approval. No subletting, owner occupied only. NOT FOR RENT. All prospective buyers must receive park approval prior to purchase.

11. 2023-11-17
    price $63,000 587-char remark

    Show marketing remark (587 chars)

    2 Bedroom 1 bath in the Lewiston Orchards directly across from McGhee Elementary. Home has been recently renovated inside along with new paint and flooring throughout. New Vinyl windows and Doors. Home is at the front of the park in the most convenient location, directly across from McGhee Elementary school. Nice shade trees. Lot rent is $365 month. Includes W/ S/G. Pets Allowed! All dogs must be leashed and under 25lbs. Any pet over 25lbs must have park approval. No subletting, owner occupied only. NOT FOR RENT. All prospective buyers must receive park approval prior to purchase.

12. 2023-10-31
    price $64,000 587-char remark

    Show marketing remark (587 chars)

    2 Bedroom 1 bath in the Lewiston Orchards directly across from McGhee Elementary. Home has been recently renovated inside along with new paint and flooring throughout. New Vinyl windows and Doors. Home is at the front of the park in the most convenient location, directly across from McGhee Elementary school. Nice shade trees. Lot rent is $365 month. Includes W/ S/G. Pets Allowed! All dogs must be leashed and under 25lbs. Any pet over 25lbs must have park approval. No subletting, owner occupied only. NOT FOR RENT. All prospective buyers must receive park approval prior to purchase.

13. 2023-10-09
    listed $69,000 Active 587-char remark

    Show marketing remark (587 chars)

    2 Bedroom 1 bath in the Lewiston Orchards directly across from McGhee Elementary. Home has been recently renovated inside along with new paint and flooring throughout. New Vinyl windows and Doors. Home is at the front of the park in the most convenient location, directly across from McGhee Elementary school. Nice shade trees. Lot rent is $365 month. Includes W/ S/G. Pets Allowed! All dogs must be leashed and under 25lbs. Any pet over 25lbs must have park approval. No subletting, owner occupied only. NOT FOR RENT. All prospective buyers must receive park approval prior to purchase.

ⓘ 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: $11,432
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$1,888
• Taxable income: $2,781
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $2,981/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

-5.9% since first listed

13 events — show timeline

• 2026-05-21 Pending — IMLS
• 2026-05-01 Price Changed $64,900 IMLS
• 2026-04-10 Listed $67,000 IMLS
• 2026-03-05 Sold (MLS) — IMLS
• 2026-02-19 Pending — IMLS
• 2026-02-09 Listed $39,900 IMLS
• 2024-01-25 Sold (MLS) — IMLS
• 2024-01-15 Pending — IMLS
• 2024-01-11 Price Changed $59,000 IMLS
• 2023-12-06 Price Changed $62,000 IMLS
• 2023-11-17 Price Changed $63,000 IMLS
• 2023-10-31 Price Changed $64,000 IMLS
• 2023-10-09 Listed $69,000 IMLS

Property tax history

+10.0%/yr

Latest (2019): $111 · +12.0% YoY. Source: county tax records.