Real Estate Investing in New Meadows, Idaho (83654)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83654 (New Meadows, 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: 43.7% of homes vacant — above national norms.
- Higher unemployment: 7.4% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 55.9 — 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 New Meadows, ID (83654)?
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Market Analysis: 83654 New Meadows
Turning to rents, ZIP 83654 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $634K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $634K asset, 83654 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within ID, ZIP 83654 trails on several market indicators that neighboring Adams County submarkets outperform. The gap is real and substantial enough to shape underwriting.
The 83654 ZIP's population of 1,654 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
trends toward 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 New Meadows:
Market Trends
Home Value History (with trend line)
📊 How Does 83654 Compare?
| Metric | 83654 | New Meadows | Idaho |
|---|---|---|---|
| Home Value | $633,505 | $633,505 | $465,545 |
| 5-Year CAGR | 4.2% | 4.2% | 7.2% |
| Avg Rent | $945 | $945 | - |
| Cap Rate | 1.2% | 1.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83654 (New Meadows, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $633,505 |
| Monthly Rent | $945 |
| Price-to-Rent | 55.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.8% |
| Cap Rate | 1.2% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +10.1% ▲ |
🏠 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 (1.2%). 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 83654
Population: 1,654
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 83654
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
Is New Meadows, ID suited for a house hack?
For house hackers, New Meadows, ID is a challenging. The $945/mo rent on a unit helps defray the mortgage on a $634K property.
How should investors approach New Meadows, ID?
In New Meadows, ID the robust play is typically careful cash-flow rentals with hands-on management. The combination of $634K prices and $945/mo rents suits that approach.
What is the typical renter like in New Meadows, ID?
New Meadows, ID offers a stable renter base at the $945/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is New Meadows, ID a friendly market for rental owners?
New Meadows, ID falls under ID landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Where do home prices stand in New Meadows, ID?
New Meadows, ID median home values land near $634K. That is reasonable territory for investors looking at $945/mo-per-month rentals.
You know 83654 now. You don’t know where it ranks.
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