Real Estate Investing in Greenleaf, Idaho (83626)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83626 (Greenleaf, 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.
- Higher unemployment: 7.1% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Greenleaf, ID (83626)?
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Market Analysis: 83626 Greenleaf
From an investor standpoint, ZIP 83626 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $437K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 83626 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 83626 and stronger Greenleaf ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 83626 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.
Strategy in 83626 is an operator game, not a passive one. Put differently, entry prices of $437K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Greenleaf:
Market Trends
Home Value History (with trend line)
📊 How Does 83626 Compare?
| Metric | 83626 | Greenleaf | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $437,137 | $437,137 | N/A | $465,545 |
| 5-Year CAGR | 2.1% | 2.1% | N/A | 7.2% |
| Avg Rent | $1,611 | $1,611 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83626 (Greenleaf, ID). Anonymous, moderated, never written by AI.
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Property managers serving Canyon County
Manage rentals here? List your business →Ace Property Management is a bilingual full-service management company in Nampa, Idaho, with 29 years of experience, including 16 years managing for the Federal Government. 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 | $437,137 |
| Monthly Rent | $1,611 |
| Price-to-Rent | 22.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +2.1% ▲ |
| 10-Year CAGR | +10.9% ▲ |
🏠 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 (2.9%). 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 83626
Population: 1,754
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is Greenleaf, ID a good market for buy-and-hold investors?
Greenleaf, ID scores 3.0/5 for investability. Home values sit at $437K and rents near $1,611/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are there empty rentals in Greenleaf, ID?
Vacancy risk in Greenleaf, ID is elevated. That supports predictable cash flow for typical rental holds.
How strong is tenant demand in Greenleaf, ID?
Expect a solid tenant pool in Greenleaf, ID. The rental market absorbs $1,611/mo rents without meaningful friction.
Can owner-occupants cash flow in Greenleaf, ID?
House hacking in Greenleaf, ID is a challenging. With home values around $437K and rents at $1,611/mo, owner-occupants can offset a meaningful share of PITI.
What is the typical rental rate in Greenleaf, ID?
Rent in Greenleaf, ID is around $1,611/mo. The resulting rent-to-value relationship with $437K pricing is reasonable for most investor models.
You know 83626 now. You don’t know where it ranks.
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How 83626 ranks in Boise City, ID
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