Real Estate Investing in Fruitland, Idaho (83619)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83619 (Fruitland, ID)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
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 Fruitland, ID (83619)?
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Market Analysis: 83619 Fruitland
ZIP 83619 inside Payette County looks affordable on the surface — median value of $417K — but the discount exists for reasons that a careful buyer should understand before committing.
The 83619 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader ID picture, 83619 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 83619 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 83619 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 Fruitland:
Property Strategy for 83619
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $310,872 | $1,130 | 2.6% | +10.5% | $155,436 |
| 3BR | $383,946 | $1,570 | 2.9% | +8.6% | $127,982 |
| 4BR | $486,353 | $1,900 | 2.8% | +8.5% | $121,588 |
| 5BR | $622,025 | — | — | +8.5% | $124,405 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83619 Compare?
| Metric | 83619 | Fruitland | Ontario, OR-ID | Idaho |
|---|---|---|---|---|
| Home Value | $416,718 | $416,718 | N/A | $465,545 |
| 5-Year CAGR | 2.9% | 2.9% | N/A | 7.2% |
| Avg Rent | $1,617 | $1,617 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 83619 (Fruitland, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $416,718 |
| Monthly Rent | $1,617 |
| Price-to-Rent | 21.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +9.6% ▲ |
🏠 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 (3.0%). 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 83619
Population: 8,445
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 83619
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
Frequently Asked Questions
Are homes affordable in Fruitland, ID?
Typical homes in Fruitland, ID go for around $417K. The 5-year CAGR of 0.0% consistent price movement.
What kind of market is Fruitland, ID for investors?
Fruitland, ID rates 3.0/5 for investability. With median values at $417K and rents near $1,617/mo, the market offers reasonable fundamentals for rental investors.
What real estate strategy is ideal for Fruitland, ID?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Fruitland, ID. The numbers - $417K homes against $1,617/mo rents - support that play.
Is Fruitland, ID a good market for FHA house hackers?
The house hack math a challenging in Fruitland, ID. Owner-occupant buyers benefit from the $1,617/mo rents and $417K home values.
Is the tenant base reliable in Fruitland, ID?
Fruitland, ID offers a reliable renter base at the $1,617/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 83619 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 83619 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 83619 ranks in Ontario, OR-ID
Every ZIP in this metro, ranked. Free.
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