Real Estate Investing in Idaho Falls, Idaho (83404)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83404 (Idaho Falls, 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.
No major risk flags on the data we track.
What’s happening in Idaho Falls, ID (83404)?
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Market Analysis: 83404 Idaho Falls
ZIP 83404 in Idaho Falls, ID carries a substantial set of headwinds. Home values near $420K and rents of $1,738/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 83404 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 83404 sits on the difficult end of the ID spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
The 83404 ZIP's population of 26,103 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Strategically, 83404 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 Idaho Falls:
Property Strategy for 83404
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $257,134 | $1,220 | 3.4% | +8.9% | $128,567 |
| 3BR | $340,344 | $1,700 | 3.6% | +8.4% | $113,448 |
| 4BR | $388,038 | $2,050 | 3.8% | +8.3% | $97,010 |
| 5BR | $517,393 | — | — | +7.4% | $103,479 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83404 Compare?
| Metric | 83404 | Idaho Falls | Idaho Falls, ID | Idaho |
|---|---|---|---|---|
| Home Value | $420,474 | $258,139 | N/A | $465,545 |
| 5-Year CAGR | 2.4% | 2.4% | N/A | 7.2% |
| Avg Rent | $1,738 | $1,409 | N/A | - |
| Cap Rate | 3.2% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83404 (Idaho Falls, ID). Anonymous, moderated, never written by AI.
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Property managers serving Bonneville County
Manage rentals here? List your business →HomeRiver Group Utah provides residential property management and leasing services for rental homeowners and real estate investors in Salt Lake City. summary from their website
Blue Pine Property Management is a premier choice for property management in Idaho Falls, offering services to maximize owner profit and protect properties through tenant screening. summary from their website
Jacob Grant Property Management offers property management services in Idaho Falls. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $420,474 |
| Monthly Rent | $1,738 |
| Price-to-Rent | 20.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +8.6% ▲ |
🏠 Rent Trends
| 1-Year | +10.5% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 83404
Population: 26,103
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 83404
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
Are rents high in Idaho Falls, ID?
Idaho Falls, ID rentals go for roughly $1,738/mo a month. That puts gross yield in solid territory relative to $420K acquisition costs.
How landlord-friendly is Idaho Falls, ID?
Landlord-friendliness in Idaho Falls, ID is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How does Idaho Falls, ID rate as a rental market?
Idaho Falls, ID rates 3.0/5 for investability. With median values at $420K and rents near $1,738/mo, the market offers reasonable fundamentals for rental investors.
What is the typical vacancy rate in Idaho Falls, ID?
Occupancy in Idaho Falls, ID runs even-keeled with elevated vacancy. Well-priced units at $1,738/mo lease on reasonable timelines.
Is Idaho Falls, ID suited for a house hack?
The a challenging house-hack environment in Idaho Falls, ID reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 83404 now. You don’t know where it ranks.
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How 83404 ranks in Idaho Falls, ID
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