3013 Arcadian Dr · Caldwell, ID 83605-6882

$269,000

3 bd · 2.5 ba · 2,034 sqft · Other public records · 11 Days on market

Built 2005 5,619 sqft lot $21/mo HOA · 1% 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 +11.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

MOTIVATED SELLERS - home is priced to sell! Walk into a large living room and open dining room complete w/ half bathroom on main floor along with the utility room. Nice kitchen with breakfast bar and large pantry. Spacious master walk-in closet and newly remodeled master bathroom w/ LVP flooring! Brand new water heater, AC unit updated in 2021 with dual zoning upstairs & downstairs, and attic newly reinsulated. Home is complete with bonus/recreation room upstairs, rooms w/ walk-in closets, and plumbed for central vac throughout! Fully fenced with automatic irrigated underground sprinklers. Sellers are offering a one year home warranty for new buyers. This home is waiting for you!

Key facts

• 5,619 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $269k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (22.9% below list).
• Recommended offer: $207k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 1 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,620 units permitted in Canyon County in 2024 (196 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Canyon County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 21y 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

• 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 $207,378 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.77% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 10.8

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: 5.9%
• Equity multiple: 1.34×
• Total profit: $25,404
• Equity at exit: $120,954

10-year hold

• IRR: 8.8%
• Equity multiple: 2.33×
• Total profit: $100,186
• Equity at exit: $186,405

Cash invested: $75,320 (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 83605-6882

• Active inventory: 1
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$204 /mo · $2,447/yr
• Insurance: −$112
• HOA: −$21
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-109

Break-even live

Break-even rent $2,212

Max offer price $249,684

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-33	+0% $-109	+5% $-185	+10% $-262
Rent	-10% $-273	-5% $-191	+0% $-109	+5% $-27	+10% $54
Rate	-1.0pp $26	-0.5pp $-41	base $-109	+0.5pp $-179	+1.0pp $-250

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3216 Starlight Ave Caldwell, ID	3.0	2.0	1712	$2,000	$1.17	24d	1	0.32mi
4415 Belethor Ave Caldwell, ID	4.0	2.0	2009	$2,600	$1.29	3d	1	0.92mi
4114 Saylor Ln Unit B Caldwell, ID	2.0	2.5	1549	$1,975	$1.28	22d	1	1.03mi
4116 Saylor Ln Unit B Caldwell, ID	2.0	2.5	1546	$1,975	$1.28	13d	1	1.03mi
4202 Saylor Ln Unit B Caldwell, ID	2.0	2.5	1549	$1,975	$1.28	22d	1	1.05mi
4206 Saylor Ln Unit B Caldwell, ID	2.0	2.5	1549	$1,975	$1.28	22d	1	1.05mi
4523 Highgarden Way Unit B Caldwell, ID	3.0	2.5	1647	$2,050	$1.24	22d	1	1.06mi
3408 Colorado Ave Caldwell, ID	3.0	2.0	1688	$2,000	$1.18	24d	1	1.07mi
4800 Great Falls Ave Caldwell, ID	3.0	2.0	1572	$2,045	$1.30	13d	1	1.17mi
4808 Columbia Falls Ave Caldwell, ID	3.0	2.0	1574	$2,095	$1.33	22d	1	1.27mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: watersecurity

Listing history 20 events

1. 2026-01-07
   status Pending
2. 2025-12-27
   listed $269,000 Active
3. 2023-03-20
   soldstatus Sold 694-char remark

   Show marketing remark (694 chars)

   MOTIVATED SELLERS - home is priced to sell! Walk into a large living room and open dining room complete w/ half bathroom on main floor along with the utility room. Nice kitchen with breakfast bar and large pantry. Spacious master walk-in closet and newly remodeled master bathroom w/ LVP flooring! Brand new water heater, AC unit updated in 2021 with dual zoning upstairs & downstairs, and attic newly reinsulated. Home is complete with bonus/recreation room upstairs, rooms w/ walk-in closets, and plumbed for central vac throughout! Fully fenced with automatic irrigated underground sprinklers. Sellers are offering a one year home warranty for new buyers. This home is waiting for you!

4. 2023-03-20
   soldstatus

   Show marketing remark (694 chars)

   MOTIVATED SELLERS - home is priced to sell! Walk into a large living room and open dining room complete w/ half bathroom on main floor along with the utility room. Nice kitchen with breakfast bar and large pantry. Spacious master walk-in closet and newly remodeled master bathroom w/ LVP flooring! Brand new water heater, AC unit updated in 2021 with dual zoning upstairs & downstairs, and attic newly reinsulated. Home is complete with bonus/recreation room upstairs, rooms w/ walk-in closets, and plumbed for central vac throughout! Fully fenced with automatic irrigated underground sprinklers. Sellers are offering a one year home warranty for new buyers. This home is waiting for you!

5. 2023-02-09
   status Pending 694-char remark

   Show marketing remark (694 chars)

   MOTIVATED SELLERS - home is priced to sell! Walk into a large living room and open dining room complete w/ half bathroom on main floor along with the utility room. Nice kitchen with breakfast bar and large pantry. Spacious master walk-in closet and newly remodeled master bathroom w/ LVP flooring! Brand new water heater, AC unit updated in 2021 with dual zoning upstairs & downstairs, and attic newly reinsulated. Home is complete with bonus/recreation room upstairs, rooms w/ walk-in closets, and plumbed for central vac throughout! Fully fenced with automatic irrigated underground sprinklers. Sellers are offering a one year home warranty for new buyers. This home is waiting for you!

6. 2023-02-02
   listed $320,000 Active 694-char remark

   Show marketing remark (694 chars)

   MOTIVATED SELLERS - home is priced to sell! Walk into a large living room and open dining room complete w/ half bathroom on main floor along with the utility room. Nice kitchen with breakfast bar and large pantry. Spacious master walk-in closet and newly remodeled master bathroom w/ LVP flooring! Brand new water heater, AC unit updated in 2021 with dual zoning upstairs & downstairs, and attic newly reinsulated. Home is complete with bonus/recreation room upstairs, rooms w/ walk-in closets, and plumbed for central vac throughout! Fully fenced with automatic irrigated underground sprinklers. Sellers are offering a one year home warranty for new buyers. This home is waiting for you!

7. 2018-03-20
   soldstatus Sold
8. 2017-10-24
   historical
9. 2017-10-18
   soldstatus
10. 2017-10-05
    status Pending
11. 2017-09-21
    price $169,000
12. 2017-09-21
    price $169,900
13. 2017-08-29
    price $174,900
14. 2017-08-25
    listed $184,900 Active
15. 2013-01-09
    listed $90,000
16. 2012-06-21
    listed $79,900
17. 2010-04-27
    soldstatus
18. 2010-03-25
    listed $87,900
19. 2009-10-02
    listed $84,000
20. 2005-04-13
    listed $127,078

ⓘ 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: $2,447 · $204/mo
• Projected year-2 tax: $2,447 · $204/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $24,885
• − Mortgage interest: −$15,068
• − Property taxes: −$2,447
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − HOA: −$252
• − Depreciation: −$7,825
• Taxable loss: −$6,033
• Est. tax savings @ 24.0%: +$1,448
• After-tax cash flow: $136/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

+111.7% since first listed

20 events — show timeline

• 2026-01-07 Pending — IMLS
• 2025-12-27 Listed $269,000 IMLS
• 2023-03-20 Sold (Public Records) — Public Records
• 2023-03-20 Sold (MLS) — IMLS
• 2023-02-09 Pending — IMLS
• 2023-02-02 Listed $320,000 IMLS
• 2018-03-20 Sold (MLS) — IMLS
• 2017-10-24 Listing Removed — IMLS
• 2017-10-18 Sold (Public Records) — Public Records
• 2017-10-05 Pending — IMLS
• 2017-09-21 Price Changed $169,000 IMLS
• 2017-09-21 Price Changed $169,900 IMLS
• 2017-08-29 Price Changed $174,900 IMLS
• 2017-08-25 Listed $184,900 IMLS
• 2013-01-09 Listed $90,000 IMLS
• 2012-06-21 Listed $79,900 IMLS
• 2010-04-27 Sold (Public Records) — Public Records
• 2010-03-25 Listed $87,900 IMLS
• 2009-10-02 Listed $84,000 IMLS
• 2005-04-13 Listed $127,078 IMLS

Property tax history

+5.9%/yr

Latest (2025): $2,447 · +120.4% YoY. Source: county tax records.