Real Estate Investing in Nampa, Idaho (83651)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83651 (Nampa, 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 (0.7% CAGR).
What’s happening in Nampa, ID (83651)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83651 Nampa
ZIP 83651 in Nampa, ID carries a impressive set of headwinds. Home values near $381K and rents of $1,508/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 83651 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Nampa have seen price recovery that 83651 has not matched. Canyon County data supports the view that the spread is structural rather than temporary.
A solid renter share of 27% in 83651 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 83651 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Nampa:
Property Strategy for 83651
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $244,347 | $1,390 | 4.1% | +6.3% | $244,347 |
| 2BR | $287,447 | $1,660 | 4.2% | +6.8% | $143,724 |
| 3BR | $361,652 | $2,320 | 4.6% | +6.6% | $120,551 |
| 4BR | $419,080 | $2,780 | 4.8% | +6.6% | $104,770 |
| 5BR | $471,157 | — | — | +6.7% | $94,231 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83651 Compare?
| Metric | 83651 | Nampa | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $381,419 | $417,069 | N/A | $465,545 |
| 5-Year CAGR | 0.7% | 0.6% | N/A | 7.2% |
| Avg Rent | $1,508 | $1,634 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
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 83651 (Nampa, ID). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 83651 (Nampa, ID)?
~25 seconds · no account needed · your report is anonymous
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 | $381,419 |
| Monthly Rent | $1,508 |
| Price-to-Rent | 21.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 3.8% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +0.7% ▲ |
| 10-Year CAGR | +9.9% ▲ |
🏠 Rent Trends
| 1-Year | -5.2% ▼ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +2.1% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 83651
Population: 36,997
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 83651
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
Should investors consider Nampa, ID?
With a 2.0/5 investability score, Nampa, ID ranks as a solid market for rental property investors. Median prices of $381K and rents of $1,508/mo drive the underlying numbers.
Which real estate strategy fits Nampa, ID?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Nampa, ID. The numbers - $381K homes against $1,508/mo rents - support that play.
Are tenants stable in Nampa, ID?
Working renters make up the core of the Nampa, ID tenant base. The pool is reasonable for investors targeting long-term holds.
Is house hacking profitable in Nampa, ID?
House hacking in Nampa, ID is reasonable to execute. Prices around $381K and rents of $1,508/mo solid owner-occupant economics.
What are vacancy rates like in Nampa, ID?
Vacancy in Nampa, ID is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,508/mo.
You know 83651 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 83651 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 83651 ranks in Boise City, ID
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 83651 (Nampa)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 83651 (Nampa, ID).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.