Real Estate Investing in Victor, Idaho (83428)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83428 (Victor, 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.
- High vacancy: 55.1% of homes vacant — above national norms.
- Declining values: -0.3% 5-year CAGR — values have moved lower.
- Higher unemployment: 8.6% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 27.5 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Victor, ID (83428)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83428 Victor
The 83428 ZIP in Victor, ID is a local-operator market. Outside capital chasing a $400K entry has to pair deep knowledge with the discount.
The investment case in 83428 is solid only for operators who understand what they are buying. A $400K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 83428's metrics run below Bonneville County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 83428 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 83428 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 Victor:
Market Trends
Home Value History (with trend line)
📊 How Does 83428 Compare?
| Metric | 83428 | Victor | Idaho Falls, ID | Idaho |
|---|---|---|---|---|
| Home Value | $400,240 | $654,380 | N/A | $465,545 |
| 5-Year CAGR | N/A | 2.1% | N/A | 7.2% |
| Avg Rent | $1,215 | $1,928 | N/A | - |
| Cap Rate | 2.4% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83428 (Victor, 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 | $400,240 |
| Monthly Rent | $1,215 |
| Price-to-Rent | 27.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.4% |
| 5-Year IRR | 2.1% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | -0.3% ▼ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 (2.4%). 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 83428
Population: 589
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 83428
Schools in This ZIP Code
About Repit School Scores
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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
Is Victor, ID a good market for buy-and-hold investors?
Victor, ID scores 2.0/5 for investability. Home values sit at $400K and rents near $1,215/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are homes affordable in Victor, ID?
Typical homes in Victor, ID go for around $400K. The 5-year CAGR of 0.0% measured price movement.
What are rental rates like in Victor, ID?
Victor, ID rentals go for roughly $1,215/mo a month. That puts gross yield in solid territory relative to $400K acquisition costs.
How should investors approach Victor, ID?
Investors usually favor careful cash-flow rentals with hands-on management in Victor, ID. With home values at $400K and rents near $1,215/mo, other strategies can work but produce measured rather than outsized returns.
What is the rental occupancy rate in Victor, ID?
Rental vacancy in Victor, ID is elevated. Investors should budget normal turnover but not chronic empty units.
You know 83428 now. You don’t know where it ranks.
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How 83428 ranks in Idaho Falls, ID
Every ZIP in this metro, ranked. Free.
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