2510 Powderhorn Pl · Caldwell, ID 83605

$92,500

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 52 Days on market

Built 2014

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• 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

Great opportunity for affordable living in Caldwell! This manufactured home in a well maintained park features a comfortable layout with 2 bedrooms, 1 bathroom, and 712 sq ft of living space. Built in 2014, this newer unit offers a functional kitchen and spacious living area. Enjoy the added bonus of a large shed with power. Perfect for storage, hobbies, or a workshop. Conveniently located close to shopping and freeway access for easy commuting. Ideal for downsizing, first-time buyers or affordable housing!

Key facts

• Functional kitchen
• Manufactured home
• Spacious living area

Tags

• MANUFACTURED HOME
• FUNCTIONAL KITCHEN
• SPACIOUS LIVING AREA
• LARGE SHED WITH POWER
• CLOSE TO SHOPPING
• FREEWAY ACCESS

Property features AI

Finance

• HOA & community: Located in Indian Creek subdivision

Exterior

• Parking: Finished driveway
• Utilities: City water service; Sewer connected
• Home design: Mobile/manufactured home (rented lot)
• Construction: Built in 2014; Composition roof; Accessible approach with ramp
• Exterior features: Partial metal fencing; Irrigation available with sprinkler system; Storage shed; Paved road access

Interior

• Kitchen: Kitchen on main level (approx. 13 x 9); Oven/Range (freestanding); Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms (both on the main level) — Master approx. 13 x 12, Second bedroom approx. 9 x 9
• Flooring: Carpet; Laminate
• Bathrooms: 1 bathroom
• Heating & cooling: Electric heating; Ductless / mini-split heating and cooling; Mini-split cooling
• Interior features: Main-level master bedroom; Breakfast bar; Laminate counters
• Laundry & utility: Utility room on main level (approx. 6 x 5); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $640 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.40% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.93%
• DSCR: 1.98
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $45,136
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3409 Sage Dr	0.62mi	2/1.0	728 (0%)	14mo	$44,900	$62	59

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: 14.3%
• Equity multiple: 1.57×
• Total profit: $14,718
• Equity at exit: $13,792

10-year hold

• IRR: 22.8%
• Equity multiple: 2.92×
• Total profit: $49,847
• Equity at exit: $7,998

Cash invested: $25,900 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$485
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $473

Break-even live

Break-even rent $696

Max offer price $92,500

Occupancy floor 58%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	2d	1	0.96mi
2509 S Ohio Ave Caldwell, ID	1.0	1.0	550	$850	$1.55	14d	1	1.07mi
4703 Lexington Sky Ln Caldwell, ID	1.0–2.0	1.0–2.0	838	$1,445	$1.72	2d	4	1.14mi
2000 College Ave Caldwell, ID	2.0	1.0	675	$1,168	$1.73	2d	1	1.41mi
4113 Saylor Ln Unit A Caldwell, ID	1.0	1.0	706	$1,550	$2.20	12d	1	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $92,500 Active 52 DOM
2. 2026-06-17
   days on market $92,500 Active 51 DOM
3. 2026-06-16
   days on market $92,500 Active 50 DOM
4. 2026-06-15
   days on market $92,500 Active 49 DOM
5. 2026-06-13
   days on market $92,500 Active 47 DOM
6. 2026-06-13
   days on market $92,500 Active 46 DOM
7. 2026-06-10
   days on market $92,500 Active 44 DOM
8. 2026-06-09
   days on market $92,500 Active 43 DOM
9. 2026-06-08
   days on market $92,500 Active 42 DOM
10. 2026-06-07
    days on market $92,500 Active 41 DOM
11. 2026-06-03
    days on market $92,500 Active 37 DOM
12. 2026-06-03
    days on market $92,500 Active 36 DOM
13. 2026-06-02
    price $92,500 Active 35 DOM
14. 2026-06-01
    days on market $95,000 Active 35 DOM
15. 2026-05-31
    days on market $95,000 Active 34 DOM
16. 2026-04-27
    listed $95,000 Active
17. 2020-10-29
    status Pending
18. 2020-10-21
    listed $49,900 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: $317 · $26/mo
• Projected year-2 tax: $638 · $53/mo
• Expected delta: +$321/yr (+$27/mo · 101.1%)

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

Taxation est. · year 1

• Rental income: $15,545
• − Mortgage interest: −$5,181
• − Property taxes: −$317
• − Insurance: −$462
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,691
• Taxable income: $4,406
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $4,622/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

+90.4% since first listed

3 events — show timeline

• 2026-04-27 Listed $95,000 IMLS
• 2020-10-29 Pending — IMLS
• 2020-10-21 Listed $49,900 IMLS

Property tax history

+0.4%/yr

Latest (2025): $317 · -5.1% YoY. Source: county tax records.