Real Estate Investing in Clayton, Idaho (83227)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83227 (Clayton, ID)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 65.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 39.0 — 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 Clayton, ID (83227)?
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Market Analysis: 83227 Clayton
This part of Custer County is not an easy win. The 83227 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 83227 can be a a strong candidate for hunting ground — but the discount at $480K reflects genuine risk that outside investors often underestimate.
Within ID, ZIP 83227 trails on several market indicators that neighboring Custer County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
Meanwhile, 115 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 83227 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Clayton:
Market Trends
Home Value History (with trend line)
📊 How Does 83227 Compare?
| Metric | 83227 | Clayton | Idaho |
|---|---|---|---|
| Home Value | $480,437 | $480,437 | $465,545 |
| 5-Year CAGR | 6.0% | 6.0% | 7.2% |
| Avg Rent | $1,026 | $1,026 | - |
| Cap Rate | 1.7% | 1.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83227 (Clayton, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $480,437 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 39.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +20.6% ▲ |
| 3-Year CAGR | +6.6% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +10.3% ▲ |
🏠 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 (1.7%). 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 83227
Population: 115
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
Frequently Asked Questions
How much does a house cost in Clayton, ID?
The median home value in Clayton, ID is roughly $480K. That puts it reasonable relative to the ID statewide average.
Are tenants stable in Clayton, ID?
Expect a solid tenant pool in Clayton, ID. The rental market absorbs $1,026/mo rents without meaningful friction.
What real estate strategy is ideal for Clayton, ID?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Clayton, ID. The numbers - $480K homes against $1,026/mo rents - support that play.
Is Clayton, ID a friendly market for rental owners?
Rental owners in Clayton, ID deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What kind of vacancy should I budget for in Clayton, ID?
Rental vacancy in Clayton, ID is elevated. Investors should budget normal turnover but not chronic empty units.
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