Real Estate Investing in Richfield, Idaho (83349)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83349 (Richfield, ID)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 31.3 — 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 Richfield, ID (83349)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83349 Richfield
Stepping back, ZIP 83349 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $328K median. It rewards specialists, not generalists.
Stepping back, the numbers look inviting — $328K purchase price, 0.0% nominal cap — the work to hit that pro forma in 83349 is substantial and deserves full respect.
Statewide comparisons place 83349 among ID's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A significant renter share of 21% in 83349 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 83349 is an operator game, not a passive one. Meanwhile, entry prices of $328K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Richfield:
Market Trends
Home Value History (with trend line)
📊 How Does 83349 Compare?
| Metric | 83349 | Richfield | Idaho |
|---|---|---|---|
| Home Value | $327,636 | $327,636 | $465,545 |
| 5-Year CAGR | 6.2% | 6.2% | 7.2% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.1% | 2.1% | - |
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 83349 (Richfield, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $327,636 |
| Monthly Rent | $873 |
| Price-to-Rent | 31.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 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 (2.1%). 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 83349
Population: 1,311
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 83349
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
How much should I expect to pay for a home in Richfield, ID?
Richfield, ID median home values land near $328K. That is reasonable territory for investors looking at $873/mo-per-month rentals.
How high is vacancy risk in Richfield, ID?
Vacancy in Richfield, ID is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $873/mo.
Is the tenant base reliable in Richfield, ID?
Tenant quality in Richfield, ID ranks as solid. Landlords generally report reliable occupancy at market rents of $873/mo.
How viable is house hacking in Richfield, ID?
Richfield, ID offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $873/mo rent level.
How do landlord-tenant laws work in Richfield, ID?
Landlord-friendliness in Richfield, ID is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 83349 now. You don’t know where it ranks.
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