Real Estate Investing in Glenns Ferry, Idaho (83623)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83623 (Glenns Ferry, 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.
- High vacancy: 18.5% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Glenns Ferry, ID (83623)?
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Market Analysis: 83623 Glenns Ferry
The 83623 ZIP covers a section of Glenns Ferry that demands careful diligence. Prices near $250K look accessible, but the work to make a deal cash flow is real.
Meanwhile, the numbers look inviting — $250K purchase price, 0.0% nominal cap — the work to hit that pro forma in 83623 is substantial and deserves full respect.
ZIP 83623's metrics run below Elmore County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 83623 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 83623 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 Glenns Ferry:
Property Strategy for 83623
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $202,278 | $970 | 3.5% | +10.1% | $101,139 |
| 3BR | $273,086 | $1,350 | 3.6% | +9.8% | $91,029 |
Market Trends
Home Value History (with trend line)
📊 How Does 83623 Compare?
| Metric | 83623 | Glenns Ferry | Mountain Home, ID | Idaho |
|---|---|---|---|---|
| Home Value | $249,658 | $377,781 | N/A | $465,545 |
| 5-Year CAGR | 3.6% | 4.4% | N/A | 7.2% |
| Avg Rent | $873 | $1,184 | N/A | - |
| Cap Rate | 2.7% | 2.5% | - | - |
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 83623 (Glenns Ferry, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $249,658 |
| Monthly Rent | $873 |
| Price-to-Rent | 23.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | -2.1% ▼ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +11.7% ▲ |
🏠 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 (2.7%). 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 83623
Population: 1,637
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 83623
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
Do landlords face vacancy issues in Glenns Ferry, ID?
Expect elevated vacancy in Glenns Ferry, ID. Rents at $873/mo are absorbed by the tenant base without meaningful lag.
What is the best play in Glenns Ferry, ID?
For Glenns Ferry, ID, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How does Glenns Ferry, ID rate as a rental market?
Glenns Ferry, ID scores 3.0/5 for investability. Home values sit at $250K and rents near $873/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is Glenns Ferry, ID a friendly market for rental owners?
Glenns Ferry, ID falls under ID landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the average monthly rent in Glenns Ferry, ID?
Rent in Glenns Ferry, ID is around $873/mo. The resulting rent-to-value relationship with $250K pricing is reasonable for most investor models.
You know 83623 now. You don’t know where it ranks.
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