Lewiston, ID-WA
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
4.09×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Idaho
- 4.24×-0.15
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
20.7%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Idaho
- 22.6%-1.9
- vs U.S.
- 23.3%-2.6
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
tight
Cap rate proxy
3.29%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Idaho
- 3.21%+0.08
- vs U.S.
- 4.35%
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.04%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Idaho
- 0.26%
- vs U.S.
- 0.03%+0.01
Benchmark
IRS net migration ÷ population
normal
Permit pipeline
4.72
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Idaho
- 7.45
- vs U.S.
- 3.52+1.20
Benchmark
Census BPS permits TTM ÷ population × 1,000
healthy
Unemployment
3.7%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Idaho
- 3.5%
- vs U.S.
- 3.9%-0.2
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+55.0%
homeValues.yearOverYear
+3.5%
Median home value
$289,400
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $931 | $11,172 | 15.8% |
| 2 BR | $1,220 | $14,640 | 20.7% |
| 3 BR | $1,697 | $20,364 | 28.8% |
Labor market direction
Unemployment
3.7%
Median household income
$70,694
What's being built
Total TTM
305
+120.6% YoY
Single-family
151
2–4 unit
10
5+ unit
144
All 2 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Nez Perce County | 42,200 | $291,300 | $71,466 | 271 | +144.1% |
| Asotin County | 22,370 | $286,200 | $69,107 | 34 |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Lewiston | 64,570 | $70,694 | 4.09× | 3.29% | +55.0% | 4.72 | 3.7% |
| Walla Walla, WA | 62,150 | $72,212 | — | — | +53.4% | — | 4.6% |
| Enid, OK | 62,456 | $67,302 | — | — | +25.2% | — | 3.6% |
| Carson City, NV | 58,249 | $71,809 | — | — | +37.6% | — | 4.0% |
| Grand Island, NE | 76,726 | $67,397 | — | — | +55.9% | — | 3.2% |
| Casper, WY | 79,506 | $71,247 | — | — | +39.0% | — | 3.7% |
Where people are moving in from
Net migration
+25
+0.04% of population
| Origin county | Tax returns |
|---|---|
| Nez Perce County, ID | 277 |
| Asotin County, WA | 253 |
| Latah County, ID | 145 |
| Spokane County, WA | 70 |
| Whitman County, WA | 64 |
| King County, WA | 53 |
Who lives in Lewiston
- Median age
- 42
- Bachelor's+
- 25.9%
- Owner-occupancy
- 72.7%
- Vacancy rate
- 6.9%
- Rent burdened (30%+)
- 43.5%
- Median household income
- $70,694
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.