Real Estate Investing in McCall, Idaho (83638)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83638 (McCall, 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: 64.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 26.0 — hard to cash-flow at these prices.
What’s happening in McCall, ID (83638)?
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Market Analysis: 83638 McCall
Put differently, ZIP 83638 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $799K median. It rewards specialists, not generalists.
The 83638 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 83638 sits on the difficult end of the ID spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 83638 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.
appears 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 McCall:
Property Strategy for 83638
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $430,654 | $1,060 | 1.8% | +8.8% | $430,654 |
| 2BR | $577,386 | $1,160 | 1.4% | +9.4% | $288,693 |
| 3BR | $783,128 | $1,620 | 1.5% | +10.3% | $261,043 |
| 4BR | $1,061,281 | $1,950 | 1.3% | +11.1% | $265,320 |
| 5BR | $1,633,830 | — | — | +11.7% | $326,766 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83638 Compare?
| Metric | 83638 | McCall | Idaho |
|---|---|---|---|
| Home Value | $798,772 | $798,772 | $465,545 |
| 5-Year CAGR | 4.4% | 4.4% | 7.2% |
| Avg Rent | $2,556 | $2,556 | - |
| Cap Rate | 2.5% | 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 83638 (McCall, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $798,772 |
| Monthly Rent | $2,556 |
| Price-to-Rent | 26.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 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 (2.5%). 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 83638
Population: 7,507
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 83638
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
How tight is the rental market in McCall, ID?
McCall, ID carries elevated vacancy risk. Expect predictable absorption at market rents of $2,556/mo.
What are home prices like in McCall, ID?
The median home value in McCall, ID is roughly $799K. That puts it reasonable relative to the ID statewide average.
How does McCall, ID stack up for property investment?
McCall, ID comes in at an investability rating of 3.0/5, with median home values near $799K and average rents around $2,556/mo. That combination puts it in the impressive tier for investor interest.
Which investment style suits McCall, ID?
Investors usually favor careful cash-flow rentals with hands-on management in McCall, ID. With home values at $799K and rents near $2,556/mo, other strategies can work but produce even-keeled rather than outsized returns.
What is the average monthly rent in McCall, ID?
Rent in McCall, ID is around $2,556/mo. The resulting rent-to-value relationship with $799K pricing is reasonable for most investor models.
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