Canyon County/Caldwell/83605

83605

ZIPSAFMR

Canyon County, ID

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ZIP Investment Score

73Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,060	$1,080	6.8%
1 BR	$1,260	$1,260	8.4%
2 BR	$1,500	$1,510	7.4%
3 BR	$2,090	$2,010	6.9%
4 BR	$2,510	$2,300	7.9%
5 BR	$2,887	Not available	7.9%
6 BR	$3,319	Not available	7.9%
7 BR	$3,817	Not available	7.9%
8 BR	$4,390	Not available	7.9%

Purchase Price Calculator

Maximum purchase price

$162,469

Cost breakdown

+Likely effective rent$1,510

HUD FMR$1,500

Market rent$1,510

Est. payment standard (100%)Used$1,510

-Principal and interest-$822

Loan amount$129,975

Down payment$32,494

Rate6.50%

Term30 years

-Operating costs-$488

Property taxes-$162

Insurance-$175

Utilities$0

HOA$0

Management-$151

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$24,349(74.9% ROI)

Projected value

$174,961

Return breakdown

Property appreciation+$12,492

Loan principal paid down+$4,657

Rental cash flow+$7,200

5-year hold

+$41,654(128.2% ROI)

Projected value

$183,819

Return breakdown

Property appreciation+$21,350

Loan principal paid down+$8,304

Rental cash flow+$12,000

10-year hold

+$89,292(274.8% ROI)

Projected value

$207,974

Return breakdown

Property appreciation+$45,505

Loan principal paid down+$19,787

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.97ratio

FMR$1,060

Market$1,090

vs market-$30

FMR is near market; voucher and private rents are aligned.

0.97

1 BR

1.00ratio

FMR$1,260

Market$1,260

vs market+$0

FMR is near market; voucher and private rents are aligned.

1.00

2 BR

0.99ratio

FMR$1,500

Market$1,510

vs market-$10

FMR is near market; voucher and private rents are aligned.

0.99

3 BR

1.04ratio

FMR$2,090

Market$2,010

vs market+$80

FMR is near market; voucher and private rents are aligned.

1.04

4 BR

1.09ratio

FMR$2,510

Market$2,300

vs market+$210

FMR is near market; voucher and private rents are aligned.

1.09

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 83605 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 83605 (Caldwell, ID) is $1,500 a month. That is down 9.6% from $1,660 in FY 2026. Caldwell is in the Boise City, ID HUD Metro FMR Area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,540. Among 16 ZIP codes in Canyon County, 83605 is tied for the 6th-highest two-bedroom rent (county range $1,500–$1,870). The median county two-bedroom FMR in Idaho is $1,127, so ZIP 83605 is 33% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 83605
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,170	$1,060	−9.4%	$954–$1,166
1BR	$1,390	$1,260	−9.4%	$1,134–$1,386
2BR	$1,660	$1,500	−9.6%	$1,350–$1,650
3BR	$2,320	$2,090	−9.9%	$1,881–$2,299
4BR	$2,780	$2,510	−9.7%	$2,259–$2,761

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 83605
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,060	$1,260	$1,500	$2,090	$2,510
FY 2026	$1,170	$1,390	$1,660	$2,320	$2,780
FY 2025	$1,070	$1,270	$1,520	$2,130	$2,550
FY 2024	$870	$990	$1,210	$1,710	$2,000
FY 2023	$840	$960	$1,190	$1,670	$1,960

Two-bedroom rent in nearby Canyon County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 83605
83605Current	$1,500	—
83606	$1,500	0.0%
83607	$1,630	+8.7%
83626	$1,620	+8.0%
83630	$1,500	0.0%
83634	$1,870	+24.7%
83641	$1,500	0.0%
83644	$1,500	0.0%
83651	$1,500	0.0%
83653	$1,500	0.0%
83656	$1,500	0.0%
83660	$1,500	0.0%

Questions about ZIP 83605 rents

How much will Section 8 pay for a two-bedroom in ZIP 83605?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,540, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,386 to $1,694 a month; under the ZIP-level Small Area FMR of $1,500 it would be $1,350 to $1,650. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 83605 in?

ZIP 83605 is in the Boise City, ID HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,540.

How much did fair market rent change in ZIP 83605 for FY 2027?

The two-bedroom FMR fell 9.6%, from $1,660 in FY 2026 to $1,500 in FY 2027. Since FY 2023 it has risen 26.1%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rent Caldwell, ID fair market rent ID statewide rents What is SAFMR?Data sources