2205 E Linden #45 · Caldwell, ID 83605

$74,900

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 87 Days on market

Built 1973 Est $68k · 10% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedrooms 1 large bathroom Forced hot-air gas heat Central air conditioning Large mud entry with additional refrigerator/electricity Spacious greenhouse for the avid gardener Low-maintenance yard Open floor plan Carpets have been professionally cleaned Back yard sitting area Fruit trees (apricot and cherry) and grape vines Covered parking 840 square feet Large, enclosed storage just off of the carport Very reasonable utility costs Space rent is $390 which includes water/sewer/trash

Key facts

• Storage room
• Open floor plan
• Bonus room

Tags

• OPEN FLOOR PLAN
• BONUS ROOM
• OUTDOOR SITTING AREA
• OFF THE STREET PARKING
• STORAGE ROOM
• GREEN HOUSE

Property features AI

Finance

• Other: Senior community; Directions provided to unit 45
• HOA & community: Located in an over-55 community (Linden Park)

Exterior

• Parking: Carport (covered) with 1 space
• Utilities: City water service; Sewer connected; Cable connected
• Home design: Mobile/manufactured home on a rented lot; Located in an over-55 community; Built in 1973
• Construction: Vinyl siding
• Exterior features: Full vinyl fencing; Paved public road frontage

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range (freestanding); Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 1 bathroom
• Heating & cooling: No heating specified; Central air conditioning
• Interior features: Laminate counters
• Laundry & utility: Washer and Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: 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; 27 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.78% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.61%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $68,040
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2205 E Linden St #83	0.00mi	2/1.0	924 (+10%)	3mo	$79,900	$86	81
2205 E Linden St Trlr 91 Trlr 91	0.00mi	2/1.0	938 (+12%)	1mo	$79,900	$85	80
2205 E Linden #4	0.00mi	2/2.0	924 (+10%)	5mo	$74,900	$81	75
2205 E Linden St Trlr 15	0.00mi	2/2.0	924 (+10%)	12mo	$45,000	$49	69
2205 E Linden St Trlr 3	0.00mi	2/1.0	930 (+11%)	16mo	$84,900	$91	68
2205 E Linden St #70	0.00mi	2/2.0	924 (+10%)	22mo	$79,900	$86	61
2205 E Linden St # 2 #2	0.00mi	3/1.5 (+1)	924 (+10%)	19mo	$50,000	$54	60
2205 E Linden St #19	0.00mi	3/2.0 (+1)	924 (+10%)	17mo	$74,900	$81	60
2819 S Georgia Ave #64	0.25mi	2/2.0	924 (+10%)	13mo	$75,000	$81	57

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: 25.0%
• Equity multiple: 2.03×
• Total profit: $21,537
• Equity at exit: $11,168

10-year hold

• IRR: 32.6%
• Equity multiple: 3.91×
• Total profit: $61,014
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $535

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 55%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	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
2509 S Ohio Ave Caldwell, ID	1.0	1.0	550	$850	$1.55	14d	1	0.28mi
2609 Red Robin Way Caldwell, ID	3.0	2.0	936	$1,650	$1.76	12d	1	0.38mi
2106 Ison Ct Unit 1460907P Caldwell, ID	2.0	2.0	957	$3,066	$3.20	12d	1	0.51mi
2000 College Ave Caldwell, ID	2.0	1.0	675	$1,168	$1.73	3d	1	0.60mi
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
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
3919 Thatcher Ln Caldwell, ID	1.0–3.0	1.0–2.0	1074	$1,645	$1.53	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
3905 Idaho Ave Caldwell, ID	2.0	1.5	650	$1,350	$2.08	3d	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
2716 Syringa Ln Caldwell, ID	1.0	1.0	672	$1,295	$1.93	23d	1	1.32mi
1503 Fairview Ave Unit 1460937P Caldwell, ID	1.0	1.0	592	$2,438	$4.12	12d	1	1.33mi
4612 Lexington Sky Ln Caldwell, ID	2.0	2.0	985	$1,445	$1.47	3d	1	1.40mi
808 Cleveland Blvd Caldwell, ID	1.0	1.0	600	$879	$1.47	23d	1	1.43mi
3906 Brian Ave Unit 206 Caldwell, ID	2.0	2.0	990	$1,500	$1.52	3d	1	1.48mi
1110 S Kimball Ave Caldwell, ID	2.0	1.0	1066	$1,350	$1.27	3d	5	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $74,900 Active 87 DOM
2. 2026-06-17
   days on market $74,900 Active 86 DOM
3. 2026-06-16
   days on market $74,900 Active 85 DOM
4. 2026-06-15
   days on market $74,900 Active 84 DOM
5. 2026-06-13
   days on market $74,900 Active 82 DOM
6. 2026-06-13
   days on market $74,900 Active 81 DOM
7. 2026-06-10
   days on market $74,900 Active 79 DOM
8. 2026-06-09
   days on market $74,900 Active 78 DOM
9. 2026-06-08
   days on market $74,900 Active 77 DOM
10. 2026-06-07
    days on market $74,900 Active 76 DOM
11. 2026-06-03
    days on market $74,900 Active 72 DOM
12. 2026-06-03
    days on market $74,900 Active 71 DOM
13. 2026-06-01
    days on market $74,900 Active 70 DOM
14. 2026-05-31
    days on market $74,900 Active 69 DOM
15. 2026-04-20
    price $74,900
16. 2026-03-23
    listed $79,900 Active
17. 2025-09-05
    status Pending 487-char remark

    Show marketing remark (487 chars)

    2 bedrooms 1 large bathroom Forced hot-air gas heat Central air conditioning Large mud entry with additional refrigerator/electricity Spacious greenhouse for the avid gardener Low-maintenance yard Open floor plan Carpets have been professionally cleaned Back yard sitting area Fruit trees (apricot and cherry) and grape vines Covered parking 840 square feet Large, enclosed storage just off of the carport Very reasonable utility costs Space rent is $390 which includes water/sewer/trash

18. 2025-09-05
    soldstatus Sold 487-char remark

    Show marketing remark (487 chars)

    2 bedrooms 1 large bathroom Forced hot-air gas heat Central air conditioning Large mud entry with additional refrigerator/electricity Spacious greenhouse for the avid gardener Low-maintenance yard Open floor plan Carpets have been professionally cleaned Back yard sitting area Fruit trees (apricot and cherry) and grape vines Covered parking 840 square feet Large, enclosed storage just off of the carport Very reasonable utility costs Space rent is $390 which includes water/sewer/trash

19. 2025-07-28
    price $55,000 487-char remark

    Show marketing remark (487 chars)

    2 bedrooms 1 large bathroom Forced hot-air gas heat Central air conditioning Large mud entry with additional refrigerator/electricity Spacious greenhouse for the avid gardener Low-maintenance yard Open floor plan Carpets have been professionally cleaned Back yard sitting area Fruit trees (apricot and cherry) and grape vines Covered parking 840 square feet Large, enclosed storage just off of the carport Very reasonable utility costs Space rent is $390 which includes water/sewer/trash

20. 2025-07-15
    price $59,900 487-char remark

    Show marketing remark (487 chars)

    2 bedrooms 1 large bathroom Forced hot-air gas heat Central air conditioning Large mud entry with additional refrigerator/electricity Spacious greenhouse for the avid gardener Low-maintenance yard Open floor plan Carpets have been professionally cleaned Back yard sitting area Fruit trees (apricot and cherry) and grape vines Covered parking 840 square feet Large, enclosed storage just off of the carport Very reasonable utility costs Space rent is $390 which includes water/sewer/trash

21. 2025-07-09
    listed $65,000 Active 487-char remark

    Show marketing remark (487 chars)

    2 bedrooms 1 large bathroom Forced hot-air gas heat Central air conditioning Large mud entry with additional refrigerator/electricity Spacious greenhouse for the avid gardener Low-maintenance yard Open floor plan Carpets have been professionally cleaned Back yard sitting area Fruit trees (apricot and cherry) and grape vines Covered parking 840 square feet Large, enclosed storage just off of the carport Very reasonable utility costs Space rent is $390 which includes water/sewer/trash

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,988
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,179
• Taxable income: $5,557
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $5,085/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

+15.2% since first listed

7 events — show timeline

• 2026-04-20 Price Changed $74,900 IMLS
• 2026-03-23 Listed $79,900 IMLS
• 2025-09-05 Pending — IMLS
• 2025-09-05 Sold (MLS) — IMLS
• 2025-07-28 Price Changed $55,000 IMLS
• 2025-07-15 Price Changed $59,900 IMLS
• 2025-07-09 Listed $65,000 IMLS

Property tax history

+8.9%/yr

Latest (2018): $76 · +1.0% YoY. Source: county tax records.