928 Warner Ave #8 · Lewiston, ID 83501

$99,999

2 bd · 1.0 ba · 804 sqft · SingleFamily public records · 254 Days on market

Built 2025 ↓ 4% 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +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
• Appreciation +0.0/10.0

Listing remarks

This is your opportunity to own a brand new Fleetwood home in a nice community park. This 3 bedroom, 2 bathroom home is all set up and ready for you to move right in. The appliances are all new and the home even includes a washer and dryer! Your lot has two parking spots and easy access from the front and back doors. The colors in the home are neutral and ready for you to add your decorative touches. Lot rent is $620 per month and there is also a $52 per month sewer fee. Buyer must be approved by park management.

Key facts

• Easy access
• Washer and dryer
• New appliances

Tags

• BRAND NEW HOME
• NEW APPLIANCES
• WASHER AND DRYER
• TWO PARKING SPOTS
• EASY ACCESS

Property features AI

Exterior

• Parking: Carport with 2 covered spaces (total 2 parking spaces)
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; New construction (built 2025)
• Construction: Composition roof; Year built 2025
• Exterior features: Composition roof; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Oven/Range (freestanding); Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Wall/window air conditioning unit(s)
• Interior features: Master bedroom on main level; Walk-in closet(s); Breakfast bar; Laminate counters
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $99,999 price doesn't fit this home's estimated sale value (~$283,008) 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 $100k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• 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: 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 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 $691 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 254 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $283,008
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3127 8th St	0.56mi	2/1.0	802 (-0%)	12mo	$285,000	$355	64
810 Park Ave	0.41mi	2/1.0	866 (+8%)	6mo	$339,500	$392	63
3309 1/2 11th St	0.39mi	2/1.0	840 (+4%)	23mo	$240,000	$286	55
3311 11th St	0.33mi	2/1.0	880 (+10%)	21mo	$269,900	$307	51
819 Warner Ave	0.30mi	2/1.0	708 (-12%)	19mo	$294,900	$417	50
3127 7th St C	0.68mi	2/1.0	884 (+10%)	6mo	$269,000	$304	46
828 Airway Ave	0.40mi	2/1.0	896 (+11%)	20mo	$139,900	$156	46
3531 11th St D	0.73mi	2/1.0	894 (+11%)	7mo	$315,000	$352	42

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-9,805
• Equity at exit: $14,910

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-255
• Equity at exit: $8,646

Cash invested: $28,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $100

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 85%

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: $25,000
• Closing costs: $3,000
• 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	0.82mi

Listing history 17 events

1. 2026-06-19
   days on market $99,999 Active 254 DOM
2. 2026-06-18
   days on market $99,999 Active 253 DOM
3. 2026-06-17
   days on market $99,999 Active 252 DOM
4. 2026-06-16
   days on market $99,999 Active 251 DOM
5. 2026-06-15
   days on market $99,999 Active 250 DOM
6. 2026-06-14
   days on market $99,999 Active 248 DOM
7. 2026-06-12
   days on market $99,999 Active 247 DOM
8. 2026-06-09
   days on market $99,999 Active 244 DOM
9. 2026-06-08
   days on market $99,999 Active 243 DOM
10. 2026-06-07
    days on market $99,999 Active 242 DOM
11. 2026-06-03
    days on market $99,999 Active 238 DOM
12. 2026-06-02
    days on market $99,999 Active 237 DOM
13. 2026-06-01
    days on market $99,999 Active 236 DOM
14. 2026-05-31
    days on market $99,999 Active 235 DOM
15. 2026-05-30
    pricedays on market $99,999 Active 234 DOM
16. 2026-02-10
    price $104,999
17. 2025-10-08
    listed $109,900 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $12,020
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,909
• Taxable loss: −$414
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $1,302/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

-4.5% since first listed

2 events — show timeline

• 2026-02-10 Price Changed $104,999 IMLS
• 2025-10-08 Listed $109,900 IMLS

Property tax history

+7.5%/yr

Latest (2019): $80 · +12.4% YoY. Source: county tax records.