2205 E Linden #85 · Caldwell, ID 83605

$69,950

2 bd · 1.0 ba · 952 sqft · Manufactured public records · 20 Days on market

Built 1977 Est $81k · 14% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained home located in a desirable 55+ manufactured home park in Caldwell! This is an excellent affordable housing opportunity with great access to nearby amenities. The property features a large covered patio perfect for relaxing or entertaining, along with two covered carport parking spaces. Storage is abundant with three separate sheds, including two with power and a large 15x11 shed featuring a second-level storage area. The home has seen several important updates over the years including vinyl replacement windows, updated HVAC system, and updated water heater. Conveniently located within approximately a 10-minute walk to the Caldwell Night Rodeo, Grocery store, restaurants, sh

Key facts

• Updated hvac system
• Large covered patio
• Updated water heater

Tags

• LARGE COVERED PATIO
• THREE SEPARATE SHEDS
• SECOND-LEVEL STORAGE AREA
• VINYL REPLACEMENT WINDOWS
• UPDATED HVAC SYSTEM
• UPDATED WATER HEATER

Property features AI

Finance

• HOA & community: Located in Mobile Estates (senior/55+ community)

Exterior

• Parking: 2 covered carport spaces; Finished driveway
• Utilities: City water service; Sewer connected; Electricity connected
• Home design: Mobile/manufactured home (rented lot); Located in a senior (55+) community; Built in 1977
• Construction: Metal siding; Other-type roof; Year built: 1977
• Exterior features: Full metal fencing; Covered patio/deck; Storage shed; Public, paved road frontage

Interior

• Kitchen: Kitchen on main level; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Electric and tank water heaters
• Interior features: Master bedroom on main level; Breakfast bar; Pantry; Laminate countertops
• Laundry & utility: Washer; Dryer; Utility room on main level (approx. 8x5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.5% 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: Washington Elementary School (math 12% / reading 16%, grade F, #355 of 357 statewide, top 99%, 508 students, 91% FRL); Caldwell Senior High School (math 16% / reading 38%, grade F, #131 of 169 statewide, top 77%, 1,474 students, 76% FRL).
• Market conditions: Rents rising (+2.7%/yr); 341 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 + 2.7% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,900 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.92% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.94%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $80,920
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2205 E Linden St Trlr 91 Trlr 91	0.00mi	2/1.0	938 (-2%)	1mo	$79,900	$85	96
2205 E Linden St #83	0.00mi	2/1.0	924 (-3%)	3mo	$79,900	$86	93
2205 E Linden #4	0.00mi	2/2.0	924 (-3%)	5mo	$74,900	$81	87
2205 E Linden St Trlr 3	0.00mi	2/1.0	930 (-2%)	17mo	$84,900	$91	82
2205 E Linden St Trlr 15	0.00mi	2/2.0	924 (-3%)	12mo	$45,000	$49	81
2205 E Linden St #70	0.00mi	2/2.0	924 (-3%)	22mo	$79,900	$86	72
2205 E Linden St # 2 #2	0.00mi	3/1.5 (+1)	924 (-3%)	19mo	$50,000	$54	72
2205 E Linden St #19	0.00mi	3/2.0 (+1)	924 (-3%)	17mo	$74,900	$81	72
2819 S Georgia Ave #64	0.25mi	2/2.0	924 (-3%)	13mo	$75,000	$81	69
2205 E Linden St #80	0.00mi	2/2.0	1,080 (+13%)	13mo	$119,900	$111	62
2422 Red Robin	0.38mi	3/2.0 (+1)	1,080 (+13%)	10mo	$300,000	$278	43

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 · 2.69% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 2.52×
• Total profit: $29,740
• Equity at exit: $10,430

10-year hold

• IRR: 42.5%
• Equity multiple: 4.96×
• Total profit: $77,552
• Equity at exit: $6,048

Cash invested: $19,586 (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

• Home prices YoY: -27.0%
• Rents YoY: 2.7%
• Active inventory: 341
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$367
• Tax from tax record: −$12 /mo · $149/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $652

Break-even live

Break-even rent $517

Max offer price $69,950

Occupancy floor 46%

Sensitivity live

Price	-10% $691	-5% $672	+0% $652	+5% $632	+10% $529
Rent	-10% $546	-5% $599	+0% $652	+5% $705	+10% $758
Rate	-1.0pp $687	-0.5pp $670	base $652	+0.5pp $634	+1.0pp $615

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: $17,488
• Closing costs: $2,098
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 E Maple St Caldwell, ID	1.0–3.0	1.0–1.5	930	$1,150	$1.24	3d	1	0.15mi
2003 E Linden St Unit 2 Caldwell, ID	2.0	1.0	930	$1,250	$1.34	15d	1	0.21mi
2509 S Ohio Ave Caldwell, ID	1.0	1.0	550	$850	$1.55	15d	1	0.28mi
2609 Red Robin Way Caldwell, ID	3.0	2.0	936	$1,650	$1.76	12d	1	0.38mi
2106 Ison Ct Unit 1460907P Caldwell, ID	2.0	2.0	957	$3,066	$3.20	12d	1	0.51mi
2000 College Ave Caldwell, ID	2.0	1.0	675	$1,168	$1.73	3d	1	0.60mi
3304 S Florida Ave Caldwell, ID	3.0	1.0	1000	$1,395	$1.40	24d	1	0.65mi
2121 S Montana Ave Unit C Caldwell, ID	2.0	2.0	1000	$1,595	$1.59	11d	1	0.66mi
3114 Iowa Ave Unit 1 Caldwell, ID	3.0	1.0	1020	$1,500	$1.47	15d	1	0.68mi
2420 Robert Ave Caldwell, ID	3.0	1.0	1100	$1,545	$1.40	24d	1	0.95mi
2422 Robert Ave Caldwell, ID	2.0	1.0	796	$1,250	$1.57	24d	1	0.95mi
3919 Thatcher Ln Caldwell, ID	1.0–3.0	1.0–2.0	1074	$1,645	$1.53	3d	41	1.02mi
1305 E Belmont St Unit B Caldwell, ID	2.0	1.0	712	$1,100	$1.54	24d	1	1.17mi
516 Rooster Ln Caldwell, ID	2.0	2.0	940	$1,450	$1.54	3d	1	1.19mi
1513 Indian Springs St Unit N302 Caldwell, ID	2.0	2.0	1023	$1,550	$1.52	3d	1	1.19mi
511 Rooster Ln Caldwell, ID	2.0	2.0	940	$1,450	$1.54	3d	1	1.21mi
2720 Blackfoot Ln Caldwell, ID	2.0	2.0	940	$1,425	$1.52	19d	1	1.24mi
3905 Idaho Ave Caldwell, ID	2.0	1.5	650	$1,350	$2.08	3d	1	1.24mi
4005 Washington Ave Caldwell, ID	2.0	1.5	900	$1,535	$1.71	22d	1	1.26mi
2809 Blackfoot Ln Caldwell, ID	2.0	2.0	966	$1,450	$1.50	3d	1	1.27mi
1002 Everett St Caldwell, ID	2.0	1.0	962	$1,125	$1.17	11d	1	1.29mi
2716 Syringa Ln Caldwell, ID	1.0	1.0	672	$1,295	$1.93	24d	1	1.32mi
1503 Fairview Ave Unit 1460937P Caldwell, ID	1.0	1.0	592	$2,438	$4.12	12d	1	1.33mi
4612 Lexington Sky Ln Caldwell, ID	2.0	2.0	985	$1,445	$1.47	3d	1	1.40mi
808 Cleveland Blvd Caldwell, ID	1.0	1.0	600	$879	$1.47	24d	1	1.43mi
3906 Brian Ave Unit 206 Caldwell, ID	2.0	2.0	990	$1,500	$1.52	3d	1	1.48mi
1110 S Kimball Ave Caldwell, ID	2.0	1.0	1066	$1,350	$1.27	3d	5	1.49mi

Listing history 13 events

1. 2026-06-16
   statusdays on market $69,950 Pending 20 DOM
2. 2026-06-15
   days on market $69,950 Active 19 DOM
3. 2026-06-13
   days on market $69,950 Active 17 DOM
4. 2026-06-13
   days on market $69,950 Active 16 DOM
5. 2026-06-10
   days on market $69,950 Active 14 DOM
6. 2026-06-09
   days on market $69,950 Active 13 DOM
7. 2026-06-08
   days on market $69,950 Active 12 DOM
8. 2026-06-07
   days on market $69,950 Active 11 DOM
9. 2026-06-03
   days on market $69,950 Active 7 DOM
10. 2026-06-03
    days on market $69,950 Active 6 DOM
11. 2026-06-01
    days on market $69,950 Active 5 DOM
12. 2026-05-31
    days on market $69,950 Active 4 DOM
13. 2026-05-27
    listed $69,950 Active

ⓘ 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: $149 · $12/mo
• Projected year-2 tax: $483 · $40/mo
• Expected delta: +$333/yr (+$28/mo · 223.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 9 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,106
• − Mortgage interest: −$3,918
• − Property taxes: −$149
• − Insurance: −$350
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,035
• Taxable income: $7,077
• Est. tax owed @ 24.0%: −$1,698
• After-tax cash flow: $6,124/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
• County: Canyon County · 235,358 people
• City population: 76,816
• Metro: Boise City, ID
• Population (ZIP): 41,325
• Household income: $68,427
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 719.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Hispanic / Latino 42% Two or more races 15% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 13% · Canada
• Languages at home: 71% English-only · Spanish 27% Russian/Polish/Slavic 1%

Political lean MEDSL · Canyon

• 2024 margin: Solid R (+46.6) · D 25.4% · R 72.0% · Other 2.5%
• 2008→2024 swing: -11.4pp toward R · 2008: -35.2pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+39.7 2016: R+41.8 2012: R+37.1 2008: R+35.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.47%
• Current HPI: 366.7896
• Rent YoY: ▲ 2.69%
• Metro: Boise City, ID
• 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

1 event — show timeline

• 2026-05-27 Listed $69,950 IMLS

Property tax history

+6.2%/yr

Latest (2025): $149 · +58.0% YoY. Source: county tax records.