403 - 405 W Hazel St · Caldwell, ID 83605-4723

$420,000

6 bd · 2.5 ba · 2,980 sqft · Other public records · 85 Days on market

Built 1960 0.26 ac lot

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Seller offering $10,000 credit at closing with acceptable offer. Versatile investment opportunity! This property can function as a duplex or a single-family home and is conveniently located near West Valley Medical Center, just minutes from downtown Caldwell and the College of Idaho. The home features a brand new roof, fresh exterior paint, and spacious living areas throughout. The upstairs level offers a large living room with a fireplace, three spacious bedrooms, a formal dining area, a separate breakfast area, and a one-car garage. The lower level includes four additional spacious bedrooms. The partially fenced yard with alley access provides added convenience and potential.

Key facts

• Large living room
• Fresh exterior paint
• New roof

Tags

• DUPLEX OR SINGLE-FAMILY HOME
• NEW ROOF
• FRESH EXTERIOR PAINT
• SPACIOUS LIVING AREAS
• LARGE LIVING ROOM
• FIREPLACE

Property features AI

Finance

• Financial info: Property used as other (currently other); 2 units total

Exterior

• Parking: Attached 1-car garage; Finished driveway; 2 total parking spaces (1 covered)
• Utilities: City water service; Sewer connected; Separate electric meters for Unit 1 and Unit 2
• Home design: Duplex; Built in 1960
• Construction: Frame construction; Composition roof
• Exterior features: Garden; Lot about 10,000 sq ft (.49 acre)

Interior

• Kitchen: Stove/Range (all units); Refrigerator (all units)
• Bedrooms: 7 bedrooms total
• Flooring: Laminate flooring; Vinyl sheet flooring
• Bathrooms: 3 bathrooms total
• Heating & cooling: Electric baseboard heating
• Interior features: Multi-unit property (duplex)
• Laundry & utility: Washer/Dryer hookups in all units

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath other listed at $420k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $408k (2.9% below list).
• Recommended offer: $395k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.1% in Caldwell — 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 67/100 on livability (#88 in ID) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Caldwell District (suburban): math 17% / reading 31% proficiency, ranked #90 of 92 in ID (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilson Elementary School (math 15% / reading 26%, grade F, #343 of 357 statewide, top 96%, 466 students, 72% FRL); Caldwell Senior High School (math 16% / reading 38%, grade F, #131 of 169 statewide, top 77%, 1,474 students, 76% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($3k loan paydown + $13k appreciation (3.0% local appreciation)).
• Canyon County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $118k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $394,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.76×
• Total profit: $88,951
• Equity at exit: $188,850

10-year hold

• IRR: 15.2%
• Equity multiple: 3.23×
• Total profit: $262,651
• Equity at exit: $291,041

Cash invested: $117,600 (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 83605-4723

• Active inventory: 1
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $4,077 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$239 /mo · $2,868/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$856
• Net cashflow: $604

Break-even live

Break-even rent $3,312

Max offer price $420,000

Occupancy floor 80%

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1502 Ellis Ave Caldwell, ID	6.0	2.5	2312	$2,900	$1.25	21d	1	0.42mi
1601 Dearborn St Unit 1509799P Caldwell, ID	5.0	2.5	2992	$6,448	$2.16	11d	1	1.09mi

Listing history 38 events

1. 2026-06-18
   days on market $420,000 Active 85 DOM
2. 2026-06-17
   days on market $420,000 Active 84 DOM
3. 2026-06-16
   days on market $420,000 Active 83 DOM
4. 2026-06-15
   days on market $420,000 Active 82 DOM
5. 2026-06-13
   days on market $420,000 Active 80 DOM
6. 2026-06-13
   pricedays on market $420,000 Active 79 DOM
7. 2026-06-10
   days on market $429,999 Active 77 DOM
8. 2026-06-09
   days on market $429,999 Active 76 DOM
9. 2026-06-08
   days on market $429,999 Active 75 DOM
10. 2026-06-07
    days on market $429,999 Active 74 DOM
11. 2026-06-03
    days on market $429,999 Active 70 DOM
12. 2026-06-03
    days on market $429,999 Active 69 DOM
13. 2026-06-01
    days on market $429,999 Active 68 DOM
14. 2026-05-31
    days on market $429,999 Active 67 DOM
15. 2026-05-13
    price $429,999
16. 2026-04-23
    price $430,000
17. 2026-03-25
    listed $440,000 Active
18. 2024-12-18
    historical $1,500
19. 2024-12-17
    historical $1,500
20. 2024-12-11
    price $1,500
21. 2024-12-11
    price $1,500
22. 2024-12-05
    price $1,550
23. 2024-12-05
    price $1,550
24. 2024-10-19
    price $1,600
25. 2024-10-19
    price $1,600
26. 2024-09-10
    listed $1,700
27. 2024-09-07
    listed $1,700
28. 2024-08-18
    historical $1,700
29. 2024-08-18
    historical $1,700
30. 2024-08-16
    listed $1,700
31. 2024-08-16
    listed $1,700
32. 2023-06-11
    historical
33. 2015-05-15
    soldstatus
34. 2015-03-03
    listed $169,900
35. 2015-03-03
    listed $169,900
36. 2002-07-16
    soldstatus
37. 2002-07-10
    soldstatus
38. 2002-01-04
    listed $94,900

ⓘ 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: $2,868 · $239/mo
• Projected year-2 tax: $2,898 · $242/mo
• Expected delta: +$30/yr (+$2/mo · 1.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 11 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,920
• − Mortgage interest: −$23,527
• − Property taxes: −$2,868
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,914
• − Management: −$3,914
• − Depreciation: −$12,218
• Taxable income: $380
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $7,157/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: Caldwell District
• NCES district ID: 1600510
• Math proficiency: 17% ▼ -11.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $36,116
• Composite: 19.85/100
• National rank: #8694
• State rank: #90 of 92 in ID

Livability — Caldwell

• Score: 67/100
• State rank: #88
• US rank: #10145

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caldwell, ID

Population outlook (Canyon County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 269,596 · +8.3%
• By 2040: 311,081 · +25.0%
• By 2050: 350,809 · +41.0%
• By 2075: 441,884 · +77.6%
• By 2100: 505,641 · +103.2%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+353.1% since first listed

24 events — show timeline

• 2026-05-13 Price Changed $429,999 IMLS
• 2026-04-23 Price Changed $430,000 IMLS
• 2026-03-25 Listed $440,000 IMLS
• 2024-12-18 Rental Removed $1,500 SHOWMOJO
• 2024-12-17 Rental Removed $1,500 RENT.
• 2024-12-11 Price Changed $1,500 RENT.
• 2024-12-11 Price Changed $1,500 SHOWMOJO
• 2024-12-05 Price Changed $1,550 RENT.
• 2024-12-05 Price Changed $1,550 SHOWMOJO
• 2024-10-19 Price Changed $1,600 RENT.
• 2024-10-19 Price Changed $1,600 SHOWMOJO
• 2024-09-10 Listed for Rent $1,700 SHOWMOJO
• 2024-09-07 Listed for Rent $1,700 RENT.
• 2024-08-18 Rental Removed $1,700 SHOWMOJO
• 2024-08-18 Rental Removed $1,700 APPFOLIO
• 2024-08-16 Listed for Rent $1,700 APPFOLIO
• 2024-08-16 Listed for Rent $1,700 SHOWMOJO
• 2023-06-11 Rental Removed — RENT.
• 2015-05-15 Sold (Public Records) — Public Records
• 2015-03-03 Listed $169,900 IMLS
• 2015-03-03 Listed $169,900 IMLS
• 2002-07-16 Sold (Public Records) — Public Records
• 2002-07-10 Sold (MLS) — IMLS
• 2002-01-04 Listed $94,900 IMLS

Property tax history

+1.2%/yr

Latest (2025): $2,868 · +15.3% YoY. Source: county tax records.