124 Parkmont Way · Caldwell, ID 83605

$265,000

3 bd · 2.5 ba · 1,650 sqft · Other public records · 68 Days on market

Built 2006 7,840 sqft lot $33/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this beautiful, freshly painted 3 Bedroom 2.5 bath home that features two spacious family living rooms. This corner lot beauty has a wonderful sized fully fenced back yard and even has potential RV/ boat parking. The wood laminate floors on the main floor are in great condition. Not to mention this home has access to the community park down the street, and easy access to the nearby highway. Schedule a showing today!

Key facts

• Second living area
• Flexible living
• Quiet neighborhood

Tags

• CORNER LOT
• QUIET NEIGHBORHOOD
• SPACIOUS PRIMARY SUITE
• SECOND LIVING AREA
• FLEXIBLE LIVING

Property features AI

Finance

• Other: Zoning: R-1; Current use: Single family; Subdivision: Montecito Park
• HOA & community: HOA with an annual fee of $400

Exterior

• Parking: Attached 2-car garage; Covered parking spaces (2); Finished driveway
• Utilities: City water service; Sewer connected
• Home design: Single-family residence; Built in 2006
• Construction: Frame and stucco construction; Composition roof; Slab foundation; Storage shed
• Exterior features: Full wood fencing; Garden; Corner lot; Auto sprinkler system / full pressurized irrigation

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Freestanding oven/range; Pantry (kitchen storage)
• Bedrooms: 3 bedrooms (all on the upper level)
• Flooring: Carpet; Laminate
• Bathrooms: 3 bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Primary suite with a private bath; Walk-in closet(s); Pantry; Laminate counters
• Laundry & utility: Washer/dryer hookups (equipment not listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $265k.

Deal economics

• At list price, monthly cash flow is $6 ($68/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 $217k (18.3% below list).
• Recommended offer: $217k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Van Buren Elementary School (math 23% / reading 28%, grade F, #330 of 357 statewide, top 92%, 561 students, 90% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).
• This rent runs 38% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,557 (18.3% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.69% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-43,296
• Equity at exit: $39,512

10-year hold

• IRR: -8.8%
• Equity multiple: 0.46×
• Total profit: $-40,162
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$106 /mo · $1,266/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$33
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $6

Break-even live

Break-even rent $2,158

Max offer price $265,000

Occupancy floor 95%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3804 Bobwhite St Unit 1460920P Caldwell, ID	3.0	2.0	1140	$3,847	$3.37	19d	1	0.19mi
3809 Winged Dove St Unit 1532707P Caldwell, ID	3.0	2.0	1571	$3,522	$2.24	14d	1	0.28mi
216 Cliff Swallow Ave Unit 1460934P Caldwell, ID	3.0	2.0	1227	$3,943	$3.21	2d	1	0.37mi
304 Cliff Swallow Ave Unit 1460924P Caldwell, ID	1.0–6.0	1.0–4.0	2050	$5,653	$2.76	3d	2	0.39mi
409 Hildago Way Caldwell, ID	3.0	2.0	1447	$1,950	$1.35	11d	1	0.49mi
4915 Forest Dr Caldwell, ID	3.0	2.5	1510	$1,975	$1.31	23d	1	0.89mi
4917 Forest Dr Caldwell, ID	3.0	2.5	1510	$1,975	$1.31	23d	1	0.89mi
4918 Endicott Dr Caldwell, ID	4.0	2.0	2021	$2,495	$1.23	12d	1	0.90mi
4921 Forest Dr Caldwell, ID	3.0	2.5	1510	$1,975	$1.31	23d	1	0.90mi
4923 Forest Dr Caldwell, ID	3.0	2.5	1510	$1,975	$1.31	23d	1	0.91mi
122 Surprise Way Caldwell, ID	3.0	2.5	1510	$1,975	$1.31	23d	1	0.91mi
206 Surprise Way Caldwell, ID	3.0	2.5	1510	$1,975	$1.31	23d	1	0.93mi
5017 Forest Dr Caldwell, ID	3.0	2.5	1510	$1,975	$1.31	12d	1	0.96mi
202 Claw Ave Caldwell, ID	2.0	2.0	1073	$1,850	$1.72	23d	1	0.97mi
5107 Forest Dr Caldwell, ID	3.0	2.5	1510	$1,975	$1.31	21d	1	0.99mi
207 Claw Ave Caldwell, ID	3.0	2.5	1510	$1,975	$1.31	23d	1	0.99mi
205 Claw Ave Caldwell, ID	3.0	2.5	1510	$1,975	$1.31	23d	1	0.99mi
5119 Forest Dr Caldwell, ID	3.0	2.5	1510	$1,975	$1.31	23d	1	1.02mi
1002 Wilford Ln Unit V201 Caldwell, ID	3.0	2.0	1123	$1,767	$1.57	3d	1	1.11mi
11926 Emerson St Caldwell, ID	3.0	2.0	1223	$1,950	$1.59	23d	1	1.20mi
11669 Wilmington St Caldwell, ID	3.0	2.0	1415	$1,995	$1.41	3d	1	1.42mi
20126 Stockbridge Way Caldwell, ID	4.0	2.5	1620	$2,195	$1.35	14d	1	1.42mi
1704 Blaine St Unit A Caldwell, ID	3.0	2.0	1469	$2,125	$1.45	14d	1	1.44mi
1704 Blaine St Unit B Caldwell, ID	3.0	1.0	1274	$1,900	$1.49	3d	1	1.44mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 28 events

1. 2026-06-18
   days on market $265,000 Active 68 DOM
2. 2026-06-17
   days on market $265,000 Active 67 DOM
3. 2026-06-16
   days on market $265,000 Active 66 DOM
4. 2026-06-15
   days on market $265,000 Active 65 DOM
5. 2026-06-13
   days on market $265,000 Active 63 DOM
6. 2026-06-13
   days on market $265,000 Active 62 DOM
7. 2026-06-10
   days on market $265,000 Active 60 DOM
8. 2026-06-09
   days on market $265,000 Active 59 DOM
9. 2026-06-08
   days on market $265,000 Active 58 DOM
10. 2026-06-07
    days on market $265,000 Active 57 DOM
11. 2026-06-03
    days on market $265,000 Active 53 DOM
12. 2026-06-03
    days on market $265,000 Active 52 DOM
13. 2026-06-01
    days on market $265,000 Active 51 DOM
14. 2026-05-31
    days on market $265,000 Active 50 DOM
15. 2026-04-11
    listed $265,000 Active
16. 2023-05-12
    soldstatus Sold 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this beautiful, freshly painted 3 Bedroom 2.5 bath home that features two spacious family living rooms. This corner lot beauty has a wonderful sized fully fenced back yard and even has potential RV/ boat parking. The wood laminate floors on the main floor are in great condition. Not to mention this home has access to the community park down the street, and easy access to the nearby highway. Schedule a showing today!

17. 2023-05-12
    soldstatus

    Show marketing remark (440 chars)

    Come take a look at this beautiful, freshly painted 3 Bedroom 2.5 bath home that features two spacious family living rooms. This corner lot beauty has a wonderful sized fully fenced back yard and even has potential RV/ boat parking. The wood laminate floors on the main floor are in great condition. Not to mention this home has access to the community park down the street, and easy access to the nearby highway. Schedule a showing today!

18. 2023-04-03
    status Pending 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this beautiful, freshly painted 3 Bedroom 2.5 bath home that features two spacious family living rooms. This corner lot beauty has a wonderful sized fully fenced back yard and even has potential RV/ boat parking. The wood laminate floors on the main floor are in great condition. Not to mention this home has access to the community park down the street, and easy access to the nearby highway. Schedule a showing today!

19. 2023-01-12
    price $355,000 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this beautiful, freshly painted 3 Bedroom 2.5 bath home that features two spacious family living rooms. This corner lot beauty has a wonderful sized fully fenced back yard and even has potential RV/ boat parking. The wood laminate floors on the main floor are in great condition. Not to mention this home has access to the community park down the street, and easy access to the nearby highway. Schedule a showing today!

20. 2022-12-15
    price $363,900 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this beautiful, freshly painted 3 Bedroom 2.5 bath home that features two spacious family living rooms. This corner lot beauty has a wonderful sized fully fenced back yard and even has potential RV/ boat parking. The wood laminate floors on the main floor are in great condition. Not to mention this home has access to the community park down the street, and easy access to the nearby highway. Schedule a showing today!

21. 2022-11-18
    price $364,900 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this beautiful, freshly painted 3 Bedroom 2.5 bath home that features two spacious family living rooms. This corner lot beauty has a wonderful sized fully fenced back yard and even has potential RV/ boat parking. The wood laminate floors on the main floor are in great condition. Not to mention this home has access to the community park down the street, and easy access to the nearby highway. Schedule a showing today!

22. 2022-10-25
    price $365,000 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this beautiful, freshly painted 3 Bedroom 2.5 bath home that features two spacious family living rooms. This corner lot beauty has a wonderful sized fully fenced back yard and even has potential RV/ boat parking. The wood laminate floors on the main floor are in great condition. Not to mention this home has access to the community park down the street, and easy access to the nearby highway. Schedule a showing today!

23. 2022-10-11
    price $379,999 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this beautiful, freshly painted 3 Bedroom 2.5 bath home that features two spacious family living rooms. This corner lot beauty has a wonderful sized fully fenced back yard and even has potential RV/ boat parking. The wood laminate floors on the main floor are in great condition. Not to mention this home has access to the community park down the street, and easy access to the nearby highway. Schedule a showing today!

24. 2022-09-27
    listed $399,999 Active 440-char remark

    Show marketing remark (440 chars)

    Come take a look at this beautiful, freshly painted 3 Bedroom 2.5 bath home that features two spacious family living rooms. This corner lot beauty has a wonderful sized fully fenced back yard and even has potential RV/ boat parking. The wood laminate floors on the main floor are in great condition. Not to mention this home has access to the community park down the street, and easy access to the nearby highway. Schedule a showing today!

25. 2019-11-15
    soldstatus Sold
26. 2019-11-15
    soldstatus
27. 2019-10-17
    status Pending
28. 2019-09-18
    listed $228,000 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: $1,266 · $106/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$562/yr (+$47/mo · 44.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $25,987
• − Mortgage interest: −$14,844
• − Property taxes: −$1,266
• − Insurance: −$2,122
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − HOA: −$396
• − Depreciation: −$7,709
• Taxable loss: −$4,509
• Est. tax savings @ 24.0%: +$1,082
• After-tax cash flow: $1,151/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

+16.2% since first listed

14 events — show timeline

• 2026-04-11 Listed $265,000 IMLS
• 2023-05-12 Sold (Public Records) — Public Records
• 2023-05-12 Sold (MLS) — IMLS
• 2023-04-03 Pending — IMLS
• 2023-01-12 Price Changed $355,000 IMLS
• 2022-12-15 Price Changed $363,900 IMLS
• 2022-11-18 Price Changed $364,900 IMLS
• 2022-10-25 Price Changed $365,000 IMLS
• 2022-10-11 Price Changed $379,999 IMLS
• 2022-09-27 Listed $399,999 IMLS
• 2019-11-15 Sold (Public Records) — Public Records
• 2019-11-15 Sold (MLS) — IMLS
• 2019-10-17 Pending — IMLS
• 2019-09-18 Listed $228,000 IMLS

Property tax history

-5.3%/yr

Latest (2025): $1,266 · +26.0% YoY. Source: county tax records.