Real Estate Investing in Marsing, Idaho (83639)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83639 (Marsing, ID)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High price-to-rent: Price-to-rent ratio 26.9 — 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 Marsing, ID (83639)?
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Market Analysis: 83639 Marsing
Turning to rents, ZIP 83639 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $482K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 83639 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 83639 sits on the difficult end of the ID spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 83639 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 83639 is an operator game, not a passive one. On the rental side, entry prices of $482K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Marsing:
Property Strategy for 83639
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $307,535 | $1,660 | 3.9% | +7.8% | $153,767 |
| 3BR | $441,852 | $2,320 | 3.8% | — | $147,284 |
| 4BR | $739,744 | $2,780 | 2.7% | +8.3% | $184,936 |
Market Trends
Home Value History (with trend line)
📊 How Does 83639 Compare?
| Metric | 83639 | Marsing | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $482,120 | $482,120 | N/A | $465,545 |
| 5-Year CAGR | 1.6% | 1.6% | N/A | 7.2% |
| Avg Rent | $1,494 | $1,494 | N/A | - |
| Cap Rate | 2.4% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83639 (Marsing, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $482,120 |
| Monthly Rent | $1,494 |
| Price-to-Rent | 26.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +10.7% ▲ |
🏠 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 (2.4%). 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 83639
Population: 3,298
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 83639
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
What kind of vacancy should I budget for in Marsing, ID?
Expect elevated vacancy in Marsing, ID. Rents at $1,494/mo are absorbed by the tenant base without meaningful lag.
How qualified is the tenant pool in Marsing, ID?
Marsing, ID draws a stable base of working renters. Demand at the $1,494/mo rent level is reasonable for standard single-family and small multi rentals.
How does Marsing, ID rate as a rental market?
Investors tracking Marsing, ID will find a 2.0/5 rating supported by $482K median home values and $1,494/mo rents. That profile suits long-term holders targeting measured returns.
Are landlord laws favorable in Marsing, ID?
Marsing, ID falls under ID landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How do experienced investors play Marsing, ID?
For Marsing, ID, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 83639 now. You don’t know where it ranks.
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How 83639 ranks in Boise City, ID
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