Real Estate Investing in Mullan, Idaho (83846)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83846 (Mullan, ID)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 27.1% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mullan, ID (83846)?
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Market Analysis: 83846 Mullan
Not every below-median market is a bargain. Mullan's 83846 ZIP registers signals that favor experienced operators who can absorb the risk $224K pricing implies.
On the rental side, the numbers look inviting — $224K purchase price, 0.0% nominal cap — the work to hit that pro forma in 83846 is substantial and deserves full respect.
ZIP 83846's metrics run below Shoshone County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A notable renter share of 24% in 83846 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 83846 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Mullan:
Property Strategy for 83846
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $195,413 | $1,230 | 4.5% | — | $97,706 |
| 3BR | $227,877 | $1,470 | 4.6% | — | $75,959 |
Market Trends
Home Value History (with trend line)
📊 How Does 83846 Compare?
| Metric | 83846 | Mullan | Idaho |
|---|---|---|---|
| Home Value | $223,507 | $223,507 | $465,545 |
| 5-Year CAGR | 5.4% | 5.4% | 7.2% |
| Avg Rent | $1,107 | $1,107 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83846 (Mullan, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $223,507 |
| Monthly Rent | $1,107 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.9% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +15.5% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). 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 83846
Population: 785
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 83846
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.
Frequently Asked Questions
How does Mullan, ID rate as a rental market?
Mullan, ID rates 3.0/5 for investability. With median values at $224K and rents near $1,107/mo, the market offers reasonable fundamentals for rental investors.
Is Mullan, ID better for rentals, flips, or BRRRR?
Mullan, ID investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($224K prices, $1,107/mo rents) make it a reasonable choice.
What is the rental occupancy rate in Mullan, ID?
Mullan, ID vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is ID a landlord-friendly state?
Landlord-friendliness in Mullan, ID is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What price range are homes in Mullan, ID?
Median home price in Mullan, ID is near $224K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
You know 83846 now. You don’t know where it ranks.
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