2034 Powers Ave #31 · Lewiston, ID 83501

$175,000

3 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 8 Days on market

Built 2001

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Why this score? — see what drove the D- 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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

"It's good to be home" in this well-loved 3 bedroom/2 bathroom mobile home in the Lewiston Orchards. Offering 1,404 square feet of comfortable living space, this inviting home is filled with a ton of natural light! The spacious primary suite features a walk-in closet, while the functional floor plan provides plenty of room for everyday living. Recent improvements offer peace of mind, including a new 50-year roof with a transferable warranty installed (2024), a new water heater (2021), and brand-new refrigerator, dishwasher, and washing machine. This home also features a covered front porch, raised garden beds, sprinklers, and an attached workshop that's perfect for hobbies, storag

Key facts

• Walk-in closet
• New water heater
• New refrigerator

Tags

• WALK-IN CLOSET
• NEW ROOF
• NEW WATER HEATER
• NEW REFRIGERATOR
• NEW DISHWASHER
• NEW WASHING MACHINE

Property features AI

Finance

• HOA & community: Located in Autumn Wood mobile home park

Exterior

• Parking: Covered 2-car carport; Finished driveway; Total parking for 2 vehicles
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home on a rented lot; Built in 2001
• Construction: Metal siding; Composition roof
• Exterior features: Covered patio/deck; Skylight(s); Garden; Corner lot; Automatic sprinkler system; Full sprinkler system; Paved road access; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator; Gas range; Kitchen island; Pantry; Laminate counters
• Bedrooms: 3 bedrooms — all on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary bedroom with en-suite bath; Family room; Walk-in closet(s); Pantry; Kitchen island; Laminate counters
• Laundry & utility: Washer and dryer included; Gas water heater; Tank water heater; Utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-13 ($-151/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (23.8% below list).
• Recommended offer: $133k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $133,399 (23.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $416,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1832 Grelle Ave	0.58mi	4/2.0 (+1)	1,620 (-6%)	7mo	$390,000	$241	51

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-29,225
• Equity at exit: $26,093

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-26,753
• Equity at exit: $15,131

Cash invested: $49,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-13

Break-even live

Break-even rent $1,350

Max offer price $172,783

Occupancy floor 96%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $175,000 Active 8 DOM
2. 2026-06-18
   days on market $175,000 Active 7 DOM
3. 2026-06-17
   days on market $175,000 Active 6 DOM
4. 2026-06-16
   days on market $175,000 Active 5 DOM
5. 2026-06-15
   days on market $175,000 Active 4 DOM
6. 2026-06-14
   days on market $175,000 Active 2 DOM
7. 2026-06-12
   remarks 689-char remark
8. 2026-06-12
   listed $175,000 Active 1 DOM

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: +$298/yr (+$25/mo · 32.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 11 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,008
• − Mortgage interest: −$9,803
• − Property taxes: −$909
• − Insurance: −$875
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$5,091
• Taxable loss: −$3,231
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $625/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

+121.5% since first listed

3 events — show timeline

• 2026-06-11 Listed $175,000 IMLS
• 2015-12-02 Sold (MLS) — IMLS
• 2015-11-02 Listed $79,000 IMLS

Property tax history

+73.0%/yr

Latest (2019): $909 · +736.7% YoY. Source: county tax records.