Real Estate Investing in Paris, Idaho (83261)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83261 (Paris, ID)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 37.4% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 32.4 — hard to cash-flow at these prices.
• 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 Paris, ID (83261)?
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Market Analysis: 83261 Paris
Not every below-median market is a bargain. Paris's 83261 ZIP shows signals that favor experienced operators who can absorb the risk $340K pricing implies.
The investment case in 83261 is significant only for operators who understand what they are buying. A $340K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 83261 sits on the difficult end of the ID spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 83261 includes headwinds that any investor should price in. Income distribution skews lower than Paris averages, and tenant stability requires active management.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Paris:
Market Trends
Home Value History (with trend line)
📊 How Does 83261 Compare?
| Metric | 83261 | Paris | Idaho |
|---|---|---|---|
| Home Value | $339,840 | $339,840 | $465,545 |
| 5-Year CAGR | 5.4% | 5.4% | 7.2% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.0% | 2.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83261 (Paris, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $339,840 |
| Monthly Rent | $873 |
| Price-to-Rent | 32.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +1.4% ▲ |
| 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 (2.0%). 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 83261
Population: 634
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 83261
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
What are rental rates like in Paris, ID?
Paris, ID rentals go for roughly $873/mo a month. That puts gross yield in solid territory relative to $340K acquisition costs.
What is the median home value in Paris, ID?
Paris, ID home values average about $340K. That price point suits investors targeting rentals with $873/mo in monthly income.
Is Paris, ID a good place for real estate investing?
The 3.0/5 investability rating in Paris, ID reflects its $340K prices and $873/mo rents. Investors generally consider it a solid option within ID.
What strategy should investors use in Paris, ID?
Most investors in Paris, ID run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How strong is the working-renter base in Paris, ID?
Paris, ID offers a consistent renter base at the $873/mo rent level. Tenant turnover is reasonable for well-managed properties.
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