Real Estate Investing in Lewiston, Idaho (83501)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83501 (Lewiston, ID)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Lewiston, ID (83501)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83501 Lewiston
Not every below-median market is a bargain. Lewiston's 83501 ZIP reflects signals that favor experienced operators who can absorb the risk $393K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $393K asset, 83501 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Lewiston have seen price recovery that 83501 has not matched. Nez Perce County data supports the view that the spread is structural rather than temporary.
The demographic picture in 83501 includes headwinds that any investor should price in. Income distribution skews lower than Lewiston averages, and tenant stability requires active management.
Strategy in 83501 is an operator game, not a passive one. Meanwhile, entry prices of $393K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Lewiston:
Property Strategy for 83501
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $213,667 | $910 | 3.1% | +8.3% | $213,667 |
| 2BR | $289,781 | $1,190 | 3.0% | +9.1% | $144,891 |
| 3BR | $374,017 | $1,660 | 3.2% | +9.0% | $124,672 |
| 4BR | $410,281 | $1,990 | 3.5% | +9.0% | $102,570 |
| 5BR | $478,894 | — | — | +8.5% | $95,779 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83501 Compare?
| Metric | 83501 | Lewiston | Lewiston, ID-WA | Idaho |
|---|---|---|---|---|
| Home Value | $393,226 | $393,226 | N/A | $465,545 |
| 5-Year CAGR | 5.5% | 5.5% | N/A | 7.2% |
| Avg Rent | $1,321 | $1,321 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83501 (Lewiston, ID). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 83501 (Lewiston, ID)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $393,226 |
| Monthly Rent | $1,321 |
| Price-to-Rent | 24.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 Rent Trends
| 1-Year | -16.0% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 83501
Population: 37,478
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 83501
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,008 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Lewiston, ID?
Lewiston, ID home values average about $393K. That price point suits investors targeting rentals with $1,321/mo in monthly income.
What is the typical renter like in Lewiston, ID?
Lewiston, ID offers a stable renter base at the $1,321/mo rent level. Tenant turnover is reasonable for well-managed properties.
What do rentals go for in Lewiston, ID?
Rental rates in Lewiston, ID average $1,321/mo. Tenant demand and $393K home values make the yield look reasonable by investor standards.
Is rental property easy to operate in Lewiston, ID?
The landlord environment in Lewiston, ID is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What real estate strategy is ideal for Lewiston, ID?
Lewiston, ID investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($393K prices, $1,321/mo rents) make it a reasonable choice.
You know 83501 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 83501 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 83501 ranks in Lewiston, ID-WA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 83501 (Lewiston)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 83501 (Lewiston, ID).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.