Real Estate Investing in Nampa, Idaho (83686)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83686 (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 (0.6% CAGR).
What’s happening in Nampa, ID (83686)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83686 Nampa
Investors eyeing 83686 need to respect the fundamentals at play. Home values of $436K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 83686 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within ID, ZIP 83686 trails on several market indicators that neighboring Canyon County submarkets outperform. The gap is real and durable enough to shape underwriting.
Stepping back, 59,532 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
New investors are better served looking at Nampa's stable or hybrid ZIPs before stepping into 83686. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Nampa:
Property Strategy for 83686
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $282,068 | $1,390 | 3.5% | +5.4% | $282,068 |
| 2BR | $296,181 | $1,660 | 4.0% | +5.8% | $148,090 |
| 3BR | $394,096 | $2,320 | 4.2% | +6.7% | $131,365 |
| 4BR | $469,929 | $2,780 | 4.3% | +6.4% | $117,482 |
| 5BR | $587,318 | — | — | +7.1% | $117,464 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83686 Compare?
| Metric | 83686 | Nampa | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $436,302 | $417,069 | N/A | $465,545 |
| 5-Year CAGR | 0.6% | 0.6% | N/A | 7.2% |
| Avg Rent | $1,651 | $1,634 | N/A | - |
| Cap Rate | 3.0% | 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 83686 (Nampa, 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 | $436,302 |
| Monthly Rent | $1,651 |
| Price-to-Rent | 22.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 3.0% |
| 5-Year IRR | 3.6% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +0.6% ▲ |
| 10-Year CAGR | +9.3% ▲ |
🏠 Rent Trends
| 1-Year | -1.5% ▼ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +2.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 83686
Population: 59,532
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 83686
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 worry about vacancy in Nampa, ID?
Vacancy in Nampa, ID is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,651/mo.
Is Nampa, ID landlord-friendly?
ID ranks as a landlord-friendly state for landlord-tenant law. Nampa generally follows the statewide framework, so landlords face reasonable operating rules.
Does Nampa, ID make sense for an investment property?
The 2.0/5 investability rating in Nampa, ID reflects its $436K prices and $1,651/mo rents. Investors generally consider it a solid option within ID.
Is Nampa, ID a good market for FHA house hackers?
Nampa, ID is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $436K price point reasonable to enter.
What monthly rent should investors expect in Nampa, ID?
Average rent in Nampa, ID is approximately $1,651/mo per month. Against $436K home values that yields a reasonable rent-to-price ratio.
You know 83686 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 83686 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 83686 ranks in Boise City, ID
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