Real Estate Investing in Preston, Idaho (83263)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83263 (Preston, ID)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 8.8% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 38.0 — 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 Preston, ID (83263)?
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Market Analysis: 83263 Preston
ZIP 83263 inside Franklin County looks affordable on the surface — median value of $435K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $954/mo on a $435K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 83263 sits below the stated 0.0% once reality is priced in.
On the rental side, 83263 offers a low basis, the region around Preston has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Meanwhile, 9,888 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.
The 83263 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 Preston:
Property Strategy for 83263
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $323,981 | $1,060 | 2.4% | +7.6% | $161,991 |
| 3BR | $394,805 | $1,480 | 2.7% | +6.8% | $131,602 |
| 4BR | $454,713 | $1,770 | 2.8% | +7.2% | $113,678 |
| 5BR | $552,074 | — | — | +7.4% | $110,415 |
Market Trends
Home Value History (with trend line)
📊 How Does 83263 Compare?
| Metric | 83263 | Preston | Logan, UT-ID | Idaho |
|---|---|---|---|---|
| Home Value | $434,939 | $434,939 | N/A | $465,545 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 7.2% |
| Avg Rent | $954 | $954 | N/A | - |
| 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 83263 (Preston, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $434,939 |
| Monthly Rent | $954 |
| Price-to-Rent | 38.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 4.5% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +8.7% ▲ |
🏠 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 83263
Population: 9,888
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 83263
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
Should investors consider Preston, ID?
Yes - Preston, ID a 2.0/5 investability score. With $435K home prices against $954/mo monthly rent, the market delivers a reasonable entry point for new investors.
What are home prices like in Preston, ID?
Homes in Preston, ID typically sell near $435K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
How much do tenants pay in Preston, ID?
The typical rental in Preston, ID commands about $954/mo monthly. That rent profile measured cash flow against the $435K purchase basis.
What is the typical vacancy rate in Preston, ID?
Rental vacancy in Preston, ID is elevated. Investors should budget normal turnover but not chronic empty units.
Are eviction rules reasonable in Preston, ID?
Rental owners in Preston, ID deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 83263 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 83263 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 83263 ranks in Logan, UT-ID
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