Caldwell market report
Canyon County's second core with an aggressive 5-year growth trajectory. Basis that looks more like 2018 Treasure Valley, with appreciation and rent-growth fundamentals catching up fast.
County
Canyon County
Market posture
Highest upside
Atlas view
Public report
Market read
Canyon County's highest-upside market. Low basis, +49.6% over a decade, strong SFH rentals, and an active downtown revitalization.
Caldwell has grown faster than Nampa in percentage terms over the last 36 months. The downtown revitalization, Indian Creek daylighting, and College of Idaho anchor have changed the narrative materially. Ownership turnover is accelerating. Our investor flow captures pre-listing opportunities from aging owners.
77,610
Population · 2025 est.
+49.6%
10-year growth
Caldwell flip product is the most value-oriented in the Valley. Rehab scope creep is the main risk: older stock often has foundation, sewer lateral, or service-panel work that under-scope'd estimates miss.
$220K–$290K
Flip entry basis
$310K–$390K
Flip ARV range
Caldwell SFH rentals trade at the highest rent-to-price ratios in the Treasure Valley for entry-level product. Vacancy is competitive with Nampa.
$1,450–$1,750
3BR SFH average
Caldwell 2–4 unit product clears 6.5–7.5% cap on stabilized deals. The 5–20 unit window attracts less institutional attention than Nampa or Meridian. Direct owner contact is typically the path.
6.5–7.5%
2–4 unit cap
Related markets
Caldwell alerts
Atlas sends a short note when a market signal, source note, or calculator assumption changes enough to matter.
Low basis, fast growth, real upside.