Real Estate Investing in Garden Valley, Idaho (83622)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83622 (Garden Valley, ID)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 47.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 31.2 — 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 Garden Valley, ID (83622)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83622 Garden Valley
Not every below-median market is a bargain. Garden Valley's 83622 ZIP comes in at signals that favor experienced operators who can absorb the risk $560K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $560K asset, 83622 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within ID, ZIP 83622 trails on several market indicators that neighboring Boise submarkets outperform. The gap is real and significant enough to shape underwriting.
The 83622 ZIP's population of 2,131 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Garden Valley:
Property Strategy for 83622
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $390,972 | $1,390 | 2.6% | — | $390,972 |
| 2BR | $462,933 | $1,660 | 2.6% | +9.2% | $231,466 |
| 3BR | $613,134 | $2,320 | 2.7% | +9.9% | $204,378 |
| 4BR | $765,432 | $2,780 | 2.6% | +10.9% | $191,358 |
Market Trends
Home Value History (with trend line)
📊 How Does 83622 Compare?
| Metric | 83622 | Garden Valley | Idaho |
|---|---|---|---|
| Home Value | $559,513 | $559,513 | $465,545 |
| 5-Year CAGR | 3.4% | 3.4% | 7.2% |
| Avg Rent | $1,494 | $1,494 | - |
| 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 83622 (Garden Valley, ID). Anonymous, moderated, never written by AI.
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Property managers serving Boise County
Manage rentals here? List your business →Wright Property Management offers property management and multi-family unit management services in Boise, Garden City, Meridian, Kuna, Nampa, Eagle, Star, and Emmett, Idaho. summary from their website
Myboisebnb.com provides fast payday loans in Boise, ID, with no credit check for emergency expenses. summary from their website
Boise River Property Management serves Boise and surrounding areas, offering rental management and aiming to build lasting relationships with owners and tenants. 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 | $559,513 |
| Monthly Rent | $1,494 |
| Price-to-Rent | 31.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +3.4% ▲ |
| 10-Year CAGR | +10.2% ▲ |
🏠 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 83622
Population: 2,131
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 83622
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
Is housing expensive in Garden Valley, ID?
Typical homes in Garden Valley, ID go for around $560K. The 5-year CAGR of 0.0% even-keeled price movement.
What is the typical renter like in Garden Valley, ID?
Tenant demand in Garden Valley, ID is solid. The local workforce $1,494/mo rents across most rental classes.
What is the rental occupancy rate in Garden Valley, ID?
Rental vacancy in Garden Valley, ID is elevated. Investors should budget normal turnover but not chronic empty units.
How landlord-friendly is Garden Valley, ID?
ID ranks as a landlord-friendly state for landlord-tenant law. Garden Valley generally follows the statewide framework, so landlords face reasonable operating rules.
How do experienced investors play Garden Valley, ID?
Garden Valley, ID investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($560K prices, $1,494/mo rents) make it a reasonable choice.
You know 83622 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 83622 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.
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