3610 15th Street, Space 15 · Lewiston, ID 83501

$122,500

2 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 63 Days on market

Built 2005 Est $148k · 17% under

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nicely updated single wide with open kitchen / living room layout and the always desireable split bedroom / bathroom design, so perfect for privacy! Newer durable berber carpet in living room and bedrooms, nice vinyl in kitchen and baths. Attached carport to keep your vehicle covered and out of the weather plus includes a storage shed as well! Don't miss this one - its nice and should go fast!!

Key facts

• Attached carport
• Storage shed
• 2 parking spots

Tags

• SPLIT BEDROOM BATHROOM DESIGN
• ATTACHED CARPORT
• STORAGE SHED

Property features AI

Exterior

• Parking: Carport (covered); 2 covered parking spaces
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 2005
• Construction: Vinyl siding; Built in 2005
• Exterior features: Rolled/hot mop roof; Paved road access; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Freestanding oven/range; Refrigerator; Kitchen island; Laminate countertops
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Wall/window cooling unit(s)
• Interior features: Split bedroom layout; Kitchen island; Laminate countertops
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $122k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (11.1% below list).
• Recommended offer: $109k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Camelot Elementary School (math 57% / reading 52%, grade C, #106 of 357 statewide, top 33%, 352 students, 11% FRL); Lewiston High School (math 37% / reading 63%, grade D+, #39 of 169 statewide, top 23%, 1,373 students, 17% FRL) — zoned schools average 14% FRL vs 29% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 272 active listings in the ZIP; 125 units permitted in Nez Perce County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% 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 $847 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $108,866 (11.1% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $147,968
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3616 15th St	0.05mi	2/2.0	1,151 (+6%)	2mo	$145,000	$126	87
3525 1/2 16th St	0.33mi	3/2.0 (+1)	1,064 (-2%)	5mo	$314,000	$295	72
3610 15th St #31	0.00mi	2/2.0	1,248 (+15%)	8mo	$177,500	$142	69
3610 15th St #28	0.00mi	2/2.0	1,248 (+15%)	10mo	$151,500	$121	67
3610 15th St #39	0.00mi	3/2.0 (+1)	1,248 (+15%)	23mo	$169,900	$136	52
1227 Alder Ave #39 #39	0.60mi	2/1.0	938 (-14%)	14mo	$59,500	$63	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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-12,136
• Equity at exit: $18,265

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-775
• Equity at exit: $10,592

Cash invested: $34,300 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$642
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $122

Break-even live

Break-even rent $934

Max offer price $122,500

Occupancy floor 84%

Sensitivity live

Price	-10% $191	-5% $157	+0% $122	+5% $87	+10% $53
Rent	-10% $36	-5% $79	+0% $122	+5% $165	+10% $208
Rate	-1.0pp $184	-0.5pp $153	base $122	+0.5pp $90	+1.0pp $58

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-24
   listed $122,500 Active
2. 2016-10-12
   soldstatus
3. 2016-08-19
   listed $44,900

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

Tax reassessment forecast ID · Resets to sale price

• Current annual tax: $536 · $45/mo
• Projected year-2 tax: $845 · $70/mo
• Expected delta: +$309/yr (+$26/mo · 57.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,064
• − Mortgage interest: −$6,862
• − Property taxes: −$536
• − Insurance: −$612
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$3,564
• Taxable loss: −$601
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $1,607/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

+172.8% since first listed

3 events — show timeline

• 2026-03-24 Listed $122,500 IMLS
• 2016-10-12 Sold (MLS) — IMLS
• 2016-08-19 Listed $44,900 IMLS

Property tax history

+18.6%/yr

Latest (2019): $536 · +22.5% YoY. Source: county tax records.