2205 E Linden St. #30 Trlr 30 · Caldwell, ID 83605

$102,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 30 Days on market

Built 1993 $410/mo HOA · 24% of rent

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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 +27.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• 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

Located in a wonderful 55+ community, this home is just 5 minutes from shopping, restaurants, hospitals, and freeway access. The well-maintained residence includes two storage sheds and a carport with space for two vehicles. A covered ramp and patio provide safe and easy access to the home. Inside, you'll find two generously sized rooms and two full bathrooms. The dining area opens into a spacious kitchen that offers display space for your favorite items. The kitchen also houses a built-in work desk with shelves above for additional storage or display space. A wonderful living room is adjacent to the dining area. This affordable home has a monthly space/park rent of $410, which includes wat

Key facts

• Covered ramp
• Community clubhouse
• Spacious kitchen

Tags

• TWO STORAGE SHEDS
• CARPORT WITH SPACE
• COVERED RAMP
• SPACIOUS KITCHEN
• BUILT-IN WORK DESK
• COMMUNITY CLUBHOUSE

Property features AI

Finance

• Other: Private paved road frontage
• HOA & community: Located in Mobile Estates, an over-55 community

Exterior

• Parking: Attached garage; Carport (1 space); Finished driveway; 1 covered parking space
• Utilities: City water; Sewer connected; Cable connected; Broadband internet
• Home design: Mobile/manufactured home in a rented-lot community; Located in an over-55 mobile home park
• Construction: Built in 1993; Composition and metal roof
• Exterior features: Partial wood fencing; Storage shed; Bus service on city route

Interior

• Kitchen: Dishwasher; Disposal; Freestanding oven/range; Breakfast bar; Laminate countertops
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Master bath with double vanity; Great room; Breakfast bar; Laminate countertops; Bath in master bedroom; Accessible approach with ramp; Bathroom grab bars
• Laundry & utility: Utility room on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $103k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $101k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Lincoln Elementary School (math 17% / reading 17%, grade F, #349 of 357 statewide, top 98%, 322 students, 88% 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; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $711 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $101,356 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.63% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $251,940
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2205 E Linden St #78	0.00mi	2/2.0 (-1)	1,152 (+1%)	9mo	$110,000	$95	86
2205 E Linden St #80	0.00mi	2/2.0 (-1)	1,080 (-5%)	13mo	$119,900	$111	75
2422 Red Robin	0.38mi	3/2.0	1,080 (-5%)	10mo	$300,000	$278	65
3003 Golden Glow Dr	0.48mi	3/2.0	1,198 (+5%)	11mo	$265,000	$221	60

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,533
• Equity at exit: $15,343

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $26,077
• Equity at exit: $8,897

Cash invested: $28,812 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$540
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$43
• HOA: −$410
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $306

Break-even live

Break-even rent $1,289

Max offer price $102,900

Occupancy floor 77%

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: $25,725
• Closing costs: $3,087
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	$1,350	$1.45	3d	1	0.15mi
2003 E Linden St Unit 2 Caldwell, ID	2.0	1.0	930	$1,250	$1.34	14d	1	0.21mi
2609 Red Robin Way Caldwell, ID	3.0	2.0	936	$1,650	$1.76	12d	1	0.38mi
2110 Ison Ct Unit 1460913P Caldwell, ID	3.0	2.5	1216	$3,510	$2.89	12d	1	0.51mi
2106 Ison Ct Unit 1460907P Caldwell, ID	2.0	2.0	957	$3,066	$3.20	12d	1	0.51mi
3304 S Florida Ave Caldwell, ID	3.0	1.0	1000	$1,395	$1.40	23d	1	0.65mi
2121 S Montana Ave Unit C Caldwell, ID	2.0	2.0	1000	$1,595	$1.59	10d	1	0.66mi
3114 Iowa Ave Unit 1 Caldwell, ID	3.0	1.0	1020	$1,500	$1.47	14d	1	0.68mi
1810 Dearborn St Caldwell, ID	2.0	2.0	1436	$1,600	$1.11	14d	1	0.70mi
1704 Blaine St Unit B Caldwell, ID	3.0	1.0	1274	$1,900	$1.49	3d	1	0.79mi
1704 Blaine St Unit A Caldwell, ID	3.0	2.0	1469	$2,125	$1.45	14d	1	0.79mi
3123 Village Green St Caldwell, ID	3.0	2.0	1216	$1,995	$1.64	3d	1	0.90mi
3203 Village Green St Caldwell, ID	3.0	2.0	1200	$1,895	$1.58	23d	1	0.90mi
2420 Robert Ave Caldwell, ID	3.0	1.0	1100	$1,545	$1.40	23d	1	0.95mi
2422 Robert Ave Caldwell, ID	2.0	1.0	796	$1,250	$1.57	23d	1	0.95mi
3721 Pierre Ave Caldwell, ID	3.0	2.0	1167	$1,900	$1.63	14d	1	0.99mi
3919 Thatcher Ln Caldwell, ID	1.0–3.0	1.0–2.0	1074	$1,895	$1.76	3d	41	1.02mi
1305 E Belmont St Unit B Caldwell, ID	2.0	1.0	712	$1,100	$1.54	23d	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
4005 Washington Ave Caldwell, ID	2.0	1.5	900	$1,535	$1.71	21d	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	10d	1	1.29mi
4612 Lexington Sky Ln Caldwell, ID	2.0	2.0	985	$1,445	$1.47	3d	1	1.40mi
3810 S 10th Ave Unit 101 Caldwell, ID	3.0	2.5	1217	$1,795	$1.47	3d	1	1.47mi
3906 Brian Ave Unit 206 Caldwell, ID	2.0	2.0	990	$1,500	$1.52	3d	1	1.48mi
3810 S 10th Ave Unit 102 Caldwell, ID	3.0	2.5	1214	$1,795	$1.48	23d	1	1.49mi
1110 S Kimball Ave Caldwell, ID	2.0	1.0	1066	$1,350	$1.27	3d	5	1.49mi

HOA detail

• Monthly dues: $410 · $4,920/yr

Listing history 15 events

1. 2026-06-18
   days on market $102,900 Active 30 DOM
2. 2026-06-17
   pricedays on market $102,900 Active 29 DOM
3. 2026-06-16
   days on market $108,900 Active 28 DOM
4. 2026-06-15
   days on market $108,900 Active 27 DOM
5. 2026-06-13
   days on market $108,900 Active 25 DOM
6. 2026-06-13
   days on market $108,900 Active 24 DOM
7. 2026-06-10
   days on market $108,900 Active 22 DOM
8. 2026-06-09
   days on market $108,900 Active 21 DOM
9. 2026-06-08
   days on market $108,900 Active 20 DOM
10. 2026-06-07
    days on market $108,900 Active 19 DOM
11. 2026-06-03
    pricedays on market $108,900 Active 15 DOM
12. 2026-06-03
    days on market $112,999 Active 14 DOM
13. 2026-06-01
    days on market $112,999 Active 13 DOM
14. 2026-05-31
    days on market $112,999 Active 12 DOM
15. 2026-05-19
    listed $115,000 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: $306 · $26/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$404/yr (+$34/mo · 131.9%)

ⓘ 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: $20,118
• − Mortgage interest: −$5,764
• − Property taxes: −$306
• − Insurance: −$514
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − HOA: −$4,920
• − Depreciation: −$2,993
• Taxable income: $2,401
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $3,101/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

• 2026-05-19 Listed $115,000 IMLS

Property tax history

+1.2%/yr

Latest (2025): $306 · +20.4% YoY. Source: county tax records.