Real Estate Investing in Montpelier, Idaho (83254)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83254 (Montpelier, 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: 21.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 28.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Montpelier, ID (83254)?
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Market Analysis: 83254 Montpelier
Not every below-median market is a bargain. Montpelier's 83254 ZIP comes in at signals that favor experienced operators who can absorb the risk $296K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $296K asset, 83254 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 83254 and stronger Montpelier ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 83254 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 83254 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 Montpelier:
Property Strategy for 83254
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $206,063 | $970 | 3.4% | +11.1% | $103,032 |
| 3BR | $261,494 | $1,350 | 3.7% | +9.8% | $87,165 |
| 4BR | $311,063 | $1,640 | 3.8% | +9.0% | $77,766 |
| 5BR | $388,524 | — | — | +8.3% | $77,705 |
Market Trends
Home Value History (with trend line)
📊 How Does 83254 Compare?
| Metric | 83254 | Montpelier | Idaho |
|---|---|---|---|
| Home Value | $296,447 | $296,447 | $465,545 |
| 5-Year CAGR | 5.2% | 5.2% | 7.2% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.3% | 2.3% | - |
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 83254 (Montpelier, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $296,447 |
| Monthly Rent | $873 |
| Price-to-Rent | 28.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (2.3%). 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 83254
Population: 3,774
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 83254
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 vacancy rates like in Montpelier, ID?
Vacancy in Montpelier, ID is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $873/mo.
How qualified is the tenant pool in Montpelier, ID?
The tenant pool in Montpelier, ID is solid, supported by local employment and population fundamentals. Rents of $873/mo are well-absorbed by the market.
What real estate strategy is ideal for Montpelier, ID?
Montpelier, ID investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($296K prices, $873/mo rents) make it a reasonable choice.
Does house hacking make sense in Montpelier, ID?
House hacking in Montpelier, ID is reasonable to execute. Prices around $296K and rents of $873/mo solid owner-occupant economics.
Is Montpelier, ID a good place for real estate investing?
Montpelier, ID sits at an investability rating of 3.0/5, with median home values near $296K and average rents around $873/mo. That combination puts it in the robust tier for investor interest.
You know 83254 now. You don’t know where it ranks.
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