Real Estate Investing in Payette, Idaho (83661)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83661 (Payette, ID)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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.
What’s happening in Payette, ID (83661)?
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Market Analysis: 83661 Payette
In practical terms, ZIP 83661 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $377K median. It rewards specialists, not generalists.
The 83661 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader ID picture, 83661 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 83661 includes headwinds that any investor should price in. Income distribution skews lower than Payette averages, and tenant stability requires active management.
The 83661 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Payette:
Property Strategy for 83661
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $271,942 | $1,030 | 2.7% | +10.9% | $135,971 |
| 3BR | $358,219 | $1,430 | 2.9% | +9.4% | $119,406 |
| 4BR | $416,519 | $1,730 | 3.0% | +9.6% | $104,130 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83661 Compare?
| Metric | 83661 | Payette | Ontario, OR-ID | Idaho |
|---|---|---|---|---|
| Home Value | $376,947 | $376,947 | N/A | $465,545 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 7.2% |
| Avg Rent | $1,367 | $1,367 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83661 (Payette, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $376,947 |
| Monthly Rent | $1,367 |
| Price-to-Rent | 23.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +10.9% ▲ |
🏠 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 (2.8%). 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 83661
Population: 10,788
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 83661
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
What is the typical rental rate in Payette, ID?
Expect rents around $1,367/mo per month in Payette, ID. With home values at $377K, the yield math works out to reasonable levels for rental investors.
What is the tenant pool like in Payette, ID?
Working renters make up the core of the Payette, ID tenant base. The pool is reasonable for investors targeting long-term holds.
What are home prices like in Payette, ID?
In Payette, ID the median home value sits at $377K. Against the broader ID market, that reads as reasonable for most investors.
Is Payette, ID a good market for FHA house hackers?
House hacking in Payette, ID is a challenging. With home values around $377K and rents at $1,367/mo, owner-occupants can offset a meaningful share of PITI.
Is Payette, ID good for landlords?
Rental owners in Payette, ID deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 83661 now. You don’t know where it ranks.
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How 83661 ranks in Ontario, OR-ID
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