2502 Powderhorn Dr · Caldwell, ID 83605

$182,000

4 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 92 Days on market

Built 2008 Est $249k · 27% under ↓ 5% since listing

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• 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

Pride of ownership! Totally remodeled 4 bedroom, 2 bathrooms, new interior and exterior paint, open kitchen concept with breakfast bar that oversees the dining area, large living room, split bedroom, remodeled bathroom, good size Primary bedroom with beautiful remodeled bathroom, glass tile walk in shower with a large walk in closet. This home sits on one of the largest lots in the MH Park, full landscape and full 6 ft cedar fence for privacy, 2 large patios to enjoy your gatherings with no side neighbors also includes a storage unit. This is one of the few affordable MH parks rent is $470 month.

Key facts

• Remodeled bathroom
• Open kitchen concept
• Large living room

Tags

• OPEN KITCHEN CONCEPT
• BREAKFAST BAR
• LARGE LIVING ROOM
• REMODELED BATHROOM
• GLASS TILE WALK IN SHOWER
• LARGE WALK IN CLOSET

Property features AI

Finance

• Financial info: Annual taxes listed
• HOA & community: Located in Indian Creek Estates

Exterior

• Parking: Has garage(s); Additional parking: Other
• Utilities: City water service; Sewer connected
• Home design: Manufactured/mobile home (rented lot)
• Construction: Built in 2008; Frame construction with wood siding; Composition roof; Built by Fleetwood
• Exterior features: Full wood fence; Located in a mobile home park

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator; Kitchen island; Pantry; Breakfast bar; Laminate countertops
• Bedrooms: 4 bedrooms, all on the main level
• Flooring: Carpet; Engineered vinyl plank; Laminate countertops noted in kitchen features
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Primary bedroom with en-suite bath; Split bedroom layout; Walk-in closet(s); Breakfast bar; Pantry; Kitchen island; Laminate countertops
• Laundry & utility: Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $182k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $166k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 15 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).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $5k 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 $51k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $249,480
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Powderhorn Dr	0.03mi	4/2.0	1,512 (0%)	10mo	$140,000	$93	90
3415 Sage Dr	0.68mi	4/2.0	1,482 (-2%)	7mo	$119,900	$81	60
2710 Golden Rod Ln	0.60mi	3/2.0 (-1)	1,495 (-1%)	8mo	$240,000	$161	59
3015 Mariah Ct	0.53mi	3/2.0 (-1)	1,512 (0%)	20mo	$250,000	$165	54
2809 Golden Rod Ln	0.56mi	3/2.0 (-1)	1,708 (+13%)	1mo	$285,000	$167	47
2801 Golden Rod	0.57mi	3/2.0 (-1)	1,470 (-3%)	22mo	$274,000	$186	46

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $8,009
• Equity at exit: $27,137

10-year hold

• IRR: 13.3%
• Equity multiple: 2.04×
• Total profit: $53,201
• Equity at exit: $15,736

Cash invested: $50,960 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$954
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $600

Break-even live

Break-even rent $1,362

Max offer price $182,000

Occupancy floor 67%

Sensitivity live

Price	-10% $703	-5% $652	+0% $600	+5% $549	+10% $497
Rent	-10% $433	-5% $517	+0% $600	+5% $684	+10% $768
Rate	-1.0pp $692	-0.5pp $647	base $600	+0.5pp $553	+1.0pp $505

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3203 Village Green St Caldwell, ID	3.0	2.0	1200	$1,895	$1.58	24d	1	0.70mi
3123 Village Green St Caldwell, ID	3.0	2.0	1216	$1,995	$1.64	3d	1	0.71mi
3216 Starlight Ave Caldwell, ID	3.0	2.0	1712	$2,000	$1.17	24d	1	0.73mi
3721 Pierre Ave Caldwell, ID	3.0	2.0	1167	$1,900	$1.63	15d	1	0.84mi
2100 E Maple St Caldwell, ID	1.0–3.0	1.0–1.5	930	$1,350	$1.45	3d	1	0.95mi
2110 Ison Ct Unit 1460913P Caldwell, ID	3.0	2.5	1216	$3,510	$2.89	12d	1	1.02mi
11966 Sandpiper Ct Caldwell, ID	4.0	2.5	1851	$2,350	$1.27	3d	1	1.16mi
2411 S Illinois Ave Caldwell, ID	5.0	2.0	1640	$850	$0.52	22d	1	1.19mi
1002 Wilford Ln Unit V201 Caldwell, ID	3.0	2.0	1123	$1,767	$1.57	3d	1	1.36mi
3919 Thatcher Ln Caldwell, ID	1.0–3.0	1.0–2.0	1074	$1,895	$1.76	3d	41	1.39mi
4523 Highgarden Way Unit B Caldwell, ID	3.0	2.5	1647	$2,050	$1.24	22d	1	1.39mi
1704 Blaine St Unit A Caldwell, ID	3.0	2.0	1469	$2,125	$1.45	15d	1	1.46mi
1704 Blaine St Unit B Caldwell, ID	3.0	1.0	1274	$1,900	$1.49	3d	1	1.46mi
4203 Saylor Ln Caldwell, ID	3.0	2.0	1249	$2,575	$2.06	12d	1	1.49mi
4203 Saylor Ln Unit B Caldwell, ID	3.0	2.0	1249	$2,199	$1.76	22d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $182,000 Active 92 DOM
2. 2026-06-17
   days on market $182,000 Active 91 DOM
3. 2026-06-16
   days on market $182,000 Active 90 DOM
4. 2026-06-15
   days on market $182,000 Active 89 DOM
5. 2026-06-13
   days on market $182,000 Active 87 DOM
6. 2026-06-13
   days on market $182,000 Active 86 DOM
7. 2026-06-10
   days on market $182,000 Active 84 DOM
8. 2026-06-09
   days on market $182,000 Active 83 DOM
9. 2026-06-08
   days on market $182,000 Active 82 DOM
10. 2026-06-07
    days on market $182,000 Active 81 DOM
11. 2026-06-03
    days on market $182,000 Active 77 DOM
12. 2026-06-03
    days on market $182,000 Active 76 DOM
13. 2026-06-01
    days on market $182,000 Active 75 DOM
14. 2026-05-31
    days on market $182,000 Active 74 DOM
15. 2026-05-20
    price $182,000
16. 2026-03-18
    listed $192,000 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: $549 · $46/mo
• Projected year-2 tax: $1,256 · $105/mo
• Expected delta: +$707/yr (+$59/mo · 128.8%)

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

Taxation est. · year 1

• Rental income: $25,465
• − Mortgage interest: −$10,195
• − Property taxes: −$549
• − Insurance: −$910
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$5,295
• Taxable income: $4,442
• Est. tax owed @ 24.0%: −$1,066
• After-tax cash flow: $6,139/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

-5.2% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $182,000 IMLS
• 2026-03-18 Listed $192,000 IMLS

Property tax history

-6.1%/yr

Latest (2025): $549 · -1.6% YoY. Source: county tax records.