Real Estate Investing in Blackfoot, Idaho (83221)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83221 (Blackfoot, ID)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 30.2 — hard to cash-flow at these prices.
What’s happening in Blackfoot, ID (83221)?
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Market Analysis: 83221 Blackfoot
Not every below-median market is a bargain. Blackfoot's 83221 ZIP registers signals that favor experienced operators who can absorb the risk $382K pricing implies.
On balance, the numbers look inviting — $382K purchase price, 0.0% nominal cap — the work to hit that pro forma in 83221 is substantial and deserves full respect.
ZIP 83221's metrics run below Bingham County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 83221 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 83221 is an operator game, not a passive one. Put differently, entry prices of $382K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Blackfoot:
Property Strategy for 83221
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $267,198 | $970 | 2.6% | +9.8% | $133,599 |
| 3BR | $337,934 | $1,350 | 2.9% | +9.3% | $112,645 |
| 4BR | $378,458 | $1,640 | 3.1% | +9.1% | $94,615 |
| 5BR | $488,231 | — | — | +8.4% | $97,646 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83221 Compare?
| Metric | 83221 | Blackfoot | Blackfoot, ID | Idaho |
|---|---|---|---|---|
| Home Value | $381,572 | $381,572 | N/A | $465,545 |
| 5-Year CAGR | 4.2% | 4.2% | N/A | 7.2% |
| Avg Rent | $1,052 | $1,052 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83221 (Blackfoot, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $381,572 |
| Monthly Rent | $1,052 |
| Price-to-Rent | 30.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.2% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +6.6% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +9.1% ▲ |
🏠 Rent Trends
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). 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 83221
Population: 29,244
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 83221
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
Frequently Asked Questions
Are renters plentiful in Blackfoot, ID?
Working renters make up the core of the Blackfoot, ID tenant base. The pool is reasonable for investors targeting long-term holds.
Is Blackfoot, ID a good place for real estate investing?
Yes - Blackfoot, ID a 3.0/5 investability score. With $382K home prices against $1,052/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is Blackfoot, ID good for landlords?
Blackfoot, ID falls under ID landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How much do tenants pay in Blackfoot, ID?
Rent in Blackfoot, ID is around $1,052/mo. The resulting rent-to-value relationship with $382K pricing is reasonable for most investor models.
How much should I expect to pay for a home in Blackfoot, ID?
Expect median prices around $382K in Blackfoot, ID. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
You know 83221 now. You don’t know where it ranks.
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