Real Estate Investing in Meridian, Idaho (83646)
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Should you buy in 83646 (Meridian, 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 (0.2% CAGR).
What’s happening in Meridian, ID (83646)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83646 Meridian
The 83646 ZIP in Meridian, ID is a local-operator market. Outside capital chasing a $537K entry has to pair deep knowledge with the discount.
Meanwhile, the numbers look inviting — $537K purchase price, 0.0% nominal cap — the work to hit that pro forma in 83646 is substantial and deserves full respect.
On balance, 83646 offers a low basis, the region around Meridian has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 83646 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 83646 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Meridian:
Property Strategy for 83646
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $439,760 | $2,090 | 3.4% | +4.6% | $219,880 |
| 3BR | $473,464 | $2,930 | 4.5% | +6.4% | $157,821 |
| 4BR | $571,197 | $3,510 | 4.4% | +6.9% | $142,799 |
| 5BR | $737,005 | — | — | +7.9% | $147,401 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83646 Compare?
| Metric | 83646 | Meridian | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $536,651 | $538,530 | N/A | $465,545 |
| 5-Year CAGR | 0.2% | 0.3% | N/A | 7.2% |
| Avg Rent | $2,391 | $2,144 | N/A | - |
| Cap Rate | 3.5% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83646 (Meridian, ID). Anonymous, moderated, never written by AI.
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Property managers serving Ada County
Manage rentals here? List your business →Next Step Realty Management provides property management services for residential and multi-family properties in Boise, Meridian, Eagle, Kuna, Nampa, Caldwell, Middleton, and Ada County. summary from their website
Wright Property Management offers property management and multi-family unit management services in Boise, Garden City, Meridian, Kuna, Nampa, Eagle, Star, and Emmett, Idaho. summary from their website
Myboisebnb.com provides fast payday loans in Boise, ID, with no credit check for emergency expenses. 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 | $536,651 |
| Monthly Rent | $2,391 |
| Price-to-Rent | 18.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 3.7% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +0.2% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 Rent Trends
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +2.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 83646
Population: 74,522
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 83646
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
What are rental rates like in Meridian, ID?
Rent in Meridian, ID is around $2,391/mo. The resulting rent-to-value relationship with $537K pricing is reasonable for most investor models.
What is the typical vacancy rate in Meridian, ID?
Vacancy risk in Meridian, ID is elevated. That supports even-keeled cash flow for typical rental holds.
How strong is Meridian, ID for real estate investors?
Meridian, ID stands at an investability rating of 2.0/5, with median home values near $537K and average rents around $2,391/mo. That combination puts it in the solid tier for investor interest.
What is the typical home price in Meridian, ID?
Meridian, ID median home values land near $537K. That is reasonable territory for investors looking at $2,391/mo-per-month rentals.
What is the best play in Meridian, ID?
Investors usually favor careful cash-flow rentals with hands-on management in Meridian, ID. With home values at $537K and rents near $2,391/mo, other strategies can work but produce predictable rather than outsized returns.
You know 83646 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 83646 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 83646 ranks in Boise City, ID
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