Real Estate Investing in Caldwell, Idaho (83605)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83605 (Caldwell, ID)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Flat appreciation: Values have barely moved over 5 years (1.2% CAGR).
What’s happening in Caldwell, ID (83605)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83605 Caldwell
Not every below-median market is a bargain. Caldwell's 83605 ZIP clocks in at signals that favor experienced operators who can absorb the risk $376K pricing implies.
Looking more closely, the numbers look inviting — $376K purchase price, 0.0% nominal cap — the work to hit that pro forma in 83605 is substantial and deserves full respect.
In the broader ID picture, 83605 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 83605 ZIP's population of 41,155 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Strategy in 83605 is an operator game, not a passive one. Looking more closely, entry prices of $376K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Caldwell:
Property Strategy for 83605
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $231,873 | $1,390 | 4.3% | +7.6% | $231,873 |
| 2BR | $271,503 | $1,660 | 4.4% | +8.1% | $135,751 |
| 3BR | $352,466 | $2,320 | 4.7% | +7.2% | $117,489 |
| 4BR | $402,890 | $2,780 | 5.0% | +7.0% | $100,722 |
| 5BR | $456,265 | — | — | +6.9% | $91,253 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83605 Compare?
| Metric | 83605 | Caldwell | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $375,707 | $416,221 | N/A | $465,545 |
| 5-Year CAGR | 1.2% | 0.8% | N/A | 7.2% |
| Avg Rent | $1,504 | $1,792 | N/A | - |
| Cap Rate | 3.1% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83605 (Caldwell, ID). Anonymous, moderated, never written by AI.
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Property managers serving Canyon County
Manage rentals here? List your business →Ace Property Management is a bilingual full-service management company in Nampa, Idaho, with 29 years of experience, including 16 years managing for the Federal Government. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $375,707 |
| Monthly Rent | $1,504 |
| Price-to-Rent | 20.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +10.5% ▲ |
🏠 Rent Trends
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +4.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 83605
Population: 41,155
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 83605
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,503 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Caldwell, ID?
Caldwell, ID median home values land near $376K. That is reasonable territory for investors looking at $1,504/mo-per-month rentals.
Are landlord laws favorable in Caldwell, ID?
Caldwell, ID operates under ID law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
What kind of tenants rent in Caldwell, ID?
Caldwell, ID offers a measured renter base at the $1,504/mo rent level. Tenant turnover is reasonable for well-managed properties.
How much is rent in Caldwell, ID?
Caldwell, ID rentals go for roughly $1,504/mo a month. That puts gross yield in solid territory relative to $376K acquisition costs.
What is the rental occupancy rate in Caldwell, ID?
Caldwell, ID vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 83605 now. You don’t know where it ranks.
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How 83605 ranks in Boise City, ID
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