Real Estate Investing in Middleton, Idaho (83644)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83644 (Middleton, 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.
- Flat appreciation: Values have barely moved over 5 years (1.0% CAGR).
What’s happening in Middleton, ID (83644)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83644 Middleton
ZIP 83644 inside Canyon County looks affordable on the surface — median value of $507K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 83644 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within ID, ZIP 83644 trails on several market indicators that neighboring Canyon County submarkets outperform. The gap is real and impressive enough to shape underwriting.
Resident income in 83644 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 83644 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Middleton:
Property Strategy for 83644
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $394,732 | $1,660 | 3.0% | +8.3% | $197,366 |
| 3BR | $442,845 | $2,320 | 3.8% | +7.4% | $147,615 |
| 4BR | $554,956 | $2,780 | 3.6% | +7.4% | $138,739 |
| 5BR | $644,286 | — | — | +7.6% | $128,857 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83644 Compare?
| Metric | 83644 | Middleton | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $506,835 | $506,835 | N/A | $465,545 |
| 5-Year CAGR | 1.0% | 1.0% | N/A | 7.2% |
| Avg Rent | $2,164 | $2,164 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 83644 (Middleton, 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 | $506,835 |
| Monthly Rent | $2,164 |
| Price-to-Rent | 19.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +1.0% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 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 (3.3%). 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 83644
Population: 15,418
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 83644
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,503 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Middleton, ID a good place for real estate investing?
Middleton, ID clocks in at an investability rating of 2.0/5, with median home values near $507K and average rents around $2,164/mo. That combination puts it in the notable tier for investor interest.
What is the tenant pool like in Middleton, ID?
Expect a solid tenant pool in Middleton, ID. The rental market absorbs $2,164/mo rents without meaningful friction.
What do rentals go for in Middleton, ID?
Average rent in Middleton, ID is approximately $2,164/mo per month. Against $507K home values that yields a reasonable rent-to-price ratio.
What price range are homes in Middleton, ID?
Median home price in Middleton, ID is near $507K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
What type of investing works in Middleton, ID?
A careful cash-flow rentals with hands-on management strategy Middleton, ID best. The market produces stable results for that approach at the $507K price point.
You know 83644 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 83644 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.
How 83644 ranks in Boise City, ID
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