Real Estate Investing in Shelley, Idaho (83274)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83274 (Shelley, ID)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High price-to-rent: Price-to-rent ratio 39.0 — hard to cash-flow at these prices.
What’s happening in Shelley, ID (83274)?
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Market Analysis: 83274 Shelley
ZIP 83274 inside Bingham County looks affordable on the surface — median value of $446K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 83274 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 83274'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.
Resident income in 83274 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 83274 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Shelley:
Property Strategy for 83274
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $361,177 | $1,660 | 3.3% | +8.8% | $120,392 |
| 4BR | $393,425 | $1,990 | 3.6% | +8.7% | $98,356 |
| 5BR | $560,975 | — | — | +8.3% | $112,195 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83274 Compare?
| Metric | 83274 | Shelley | Blackfoot, ID | Idaho |
|---|---|---|---|---|
| Home Value | $446,197 | $446,197 | N/A | $465,545 |
| 5-Year CAGR | 4.0% | 4.0% | N/A | 7.2% |
| Avg Rent | $953 | $953 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
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 83274 (Shelley, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $446,197 |
| Monthly Rent | $953 |
| Price-to-Rent | 39.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +7.4% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +9.8% ▲ |
🏠 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 83274
Population: 11,284
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 83274
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
Investor Insight: With 1,474 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical rental rate in Shelley, ID?
The typical rental in Shelley, ID commands about $953/mo monthly. That rent profile predictable cash flow against the $446K purchase basis.
What is it like being a landlord in Shelley, ID?
ID law landlord-friendly for landlords, and Shelley inherits those rules. Investors should still review local ordinances for rental licensing.
How does Shelley, ID stack up for property investment?
Shelley, ID clocks in at an investability rating of 2.0/5, with median home values near $446K and average rents around $953/mo. That combination puts it in the healthy tier for investor interest.
Does house hacking make sense in Shelley, ID?
House hacking works a challenging in Shelley, ID. Rents of $953/mo against $446K acquisition make the strategy solid for owner-occupants.
What is the typical vacancy rate in Shelley, ID?
Shelley, ID vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 83274 now. You don’t know where it ranks.
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