515 Warner Ave #32 · Lewiston, ID 83501

$94,000

2 bd · 1.0 ba · 938 sqft · SingleFamily public records · 91 Days on market

Built 1979 ↓ 16% since listing

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• 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

MOTIVATED SELLERS! Schedule your tour today! Professionally cleaned, new carpet, new oven/range, recent vinyl plank flooring, and a new dishwasher highlight the readiness of this 2 bed, 1 bath home in the Lewiston Orchards. Storage shed, covered porch, enclosed back porch, and a double carport make this a must-see home that won't last long! Park rent is $430/mo, includes W/ S/G

Key facts

• Covered porch
• New carpet
• New oven

Tags

• NEW CARPET
• NEW OVEN
• NEW DISHWASHER
• VINYL PLANK FLOORING
• STORAGE SHED
• COVERED PORCH

Property features AI

Finance

• HOA & community: Located in an over-55 mobile home community

Exterior

• Parking: 2 covered parking spaces; 2-car carport
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home (rented lot); Built in 1979
• Construction: Year built: 1979
• Exterior features: Storage shed; Paved road access; Located in a mobile home park and an over-55 community

Interior

• Kitchen: Dishwasher; Built-in oven/range; Disposal; Gas water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Breakfast bar; Laminate countertops; Bathroom grab bars
• Laundry & utility: Washer and dryer; Utility room on the main level

🏷️ Possibly a rental listed for sale. The $94,000 price doesn't fit this home's estimated sale value (~$290,780) 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 $94k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 $650 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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $85,540 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $290,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Park Ave	0.16mi	3/1.0 (+1)	960 (+2%)	2mo	$298,000	$310	82
427 Linden Ave	0.26mi	2/1.0	968 (+3%)	9mo	$299,900	$310	75
607 Preston Ave	0.27mi	2/1.0	960 (+2%)	11mo	$299,500	$312	74
3232 6th Street D	0.27mi	2/1.5	920 (-2%)	13mo	$300,000	$326	71
523 Burrell Ave	0.55mi	2/1.0	936 (-0%)	6mo	$339,000	$362	69
630 Preston #d	0.37mi	2/1.0	912 (-3%)	12mo	$275,900	$303	68
3225 6th St #3	0.18mi	2/1.0	840 (-10%)	9mo	$52,500	$63	67
617 Warner	0.26mi	2/1.0	1,018 (+8%)	12mo	$297,000	$292	64
3127 7th St C	0.58mi	2/1.0	884 (-6%)	6mo	$269,000	$304	58
810 Park Ave	0.71mi	2/1.0	866 (-8%)	6mo	$339,500	$392	49
811 Preston Ave	0.75mi	2/1.0	972 (+4%)	13mo	$298,000	$307	49
3127 8th St	0.72mi	2/1.0	802 (-14%)	12mo	$285,000	$355	33

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-5,085
• Equity at exit: $14,016

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $8,680
• Equity at exit: $8,127

Cash invested: $26,320 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $159

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 79%

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: $23,500
• Closing costs: $2,820
• 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	1.11mi

Listing history 21 events

1. 2026-06-19
   days on market $94,000 Active 91 DOM
2. 2026-06-18
   days on market $94,000 Active 90 DOM
3. 2026-06-17
   days on market $94,000 Active 89 DOM
4. 2026-06-16
   days on market $94,000 Active 88 DOM
5. 2026-06-15
   days on market $94,000 Active 87 DOM
6. 2026-06-14
   days on market $94,000 Active 85 DOM
7. 2026-06-12
   days on market $94,000 Active 84 DOM
8. 2026-06-09
   days on market $94,000 Active 81 DOM
9. 2026-06-08
   days on market $94,000 Active 80 DOM
10. 2026-06-07
    remarks 382-char remark
11. 2026-06-07
    pricedays on market $94,000 Active 79 DOM
12. 2026-06-03
    days on market $99,000 Active 75 DOM
13. 2026-06-02
    days on market $99,000 Active 74 DOM
14. 2026-06-01
    days on market $99,000 Active 73 DOM
15. 2026-05-31
    days on market $99,000 Active 72 DOM
16. 2026-05-30
    days on market $99,000 Active 71 DOM
17. 2026-05-04
    price $99,000
18. 2026-04-14
    status Active
19. 2026-04-14
    price $113,000
20. 2026-03-27
    status Pending
21. 2026-03-02
    listed $118,000 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: $12,284
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$2,735
• Taxable income: $438
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $1,804/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

-16.1% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $99,000 IMLS
• 2026-04-14 Relisted — IMLS
• 2026-04-14 Price Changed $113,000 IMLS
• 2026-03-27 Pending — IMLS
• 2026-03-02 Listed $118,000 IMLS