Real Estate Investing in Notus, Idaho (83656)
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Should you buy in 83656 (Notus, ID)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Notus, ID (83656)?
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Market Analysis: 83656 Notus
Investors eyeing 83656 need to respect the fundamentals at play. Home values of $352K come alongside slower price movement and elevated management overhead.
For an experienced owner, 83656 can be a a strong candidate for hunting ground — but the discount at $352K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Notus have seen price recovery that 83656 has not matched. Canyon County data supports the view that the spread is structural rather than temporary.
Demographically, 83656 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategically, 83656 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 Notus:
Market Trends
Home Value History (with trend line)
📊 How Does 83656 Compare?
| Metric | 83656 | Notus | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $352,345 | $352,345 | N/A | $465,545 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 7.2% |
| Avg Rent | $1,494 | $1,494 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83656 (Notus, 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 | $352,345 |
| Monthly Rent | $1,494 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +12.0% ▲ |
🏠 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 83656
Population: 687
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 83656
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
NOTUS JR/SR HIGH SCHOOL
NOTUS ELEMENTARY SCHOOL
VALLIVUE MIDDLE SCHOOL
WEST CANYON ELEMENTARY SCHOOL
VALLIVUE ACADEMY
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
Frequently Asked Questions
How much do tenants pay in Notus, ID?
Investors in Notus, ID typically see rents near $1,494/mo per month against $352K home values - a solid setup for rental cash flow.
What is the renter demographic in Notus, ID?
Tenant demand in Notus, ID is solid. The local workforce $1,494/mo rents across most rental classes.
How expensive is real estate in Notus, ID?
Homes in Notus, ID typically sell near $352K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
What kind of market is Notus, ID for investors?
Notus, ID scores 3.0/5 for investability. Home values sit at $352K and rents near $1,494/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Does Notus, ID favor landlords or tenants?
For rental operators, Notus, ID rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 83656 now. You don’t know where it ranks.
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How 83656 ranks in Boise City, ID
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