Real Estate Investing in Nampa, Idaho (83687)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83687 (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 (0.4% CAGR).
What’s happening in Nampa, ID (83687)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83687 Nampa
The 83687 ZIP in Nampa, ID is a local-operator market. Outside capital chasing a $433K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 83687 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader ID picture, 83687 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 83687 includes headwinds that any investor should price in. Income distribution skews lower than Nampa averages, and tenant stability requires active management.
The 83687 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 Nampa:
Property Strategy for 83687
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $250,848 | $1,390 | 4.0% | +4.8% | $250,848 |
| 2BR | $301,234 | $1,660 | 4.0% | +6.8% | $150,617 |
| 3BR | $392,590 | $2,320 | 4.3% | +6.4% | $130,863 |
| 4BR | $472,470 | $2,780 | 4.2% | +6.4% | $118,118 |
| 5BR | $543,100 | — | — | +5.8% | $108,620 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83687 Compare?
| Metric | 83687 | Nampa | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $433,484 | $417,069 | N/A | $465,545 |
| 5-Year CAGR | 0.4% | 0.6% | N/A | 7.2% |
| Avg Rent | $1,744 | $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 83687 (Nampa, ID). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 83687 (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 | $433,484 |
| Monthly Rent | $1,744 |
| Price-to-Rent | 20.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 3.6% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +0.4% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 Rent Trends
| 1-Year | -1.0% ▼ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +2.6% ▲ |
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 83687
Population: 40,299
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 83687
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
Is Nampa in ID worth investing in?
Investors tracking Nampa, ID will find a 2.0/5 rating supported by $433K median home values and $1,744/mo rents. That profile suits long-term holders targeting stable returns.
What strategy should investors use in Nampa, ID?
A careful cash-flow rentals with hands-on management strategy Nampa, ID best. The market produces reliable results for that approach at the $433K price point.
Are landlord laws favorable in Nampa, ID?
Rental owners in Nampa, ID deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Can I live-in-and-rent in Nampa, ID?
The house hack math a challenging in Nampa, ID. Owner-occupant buyers benefit from the $1,744/mo rents and $433K home values.
How tight is the rental market in Nampa, ID?
Vacancy risk in Nampa, ID is elevated. That supports predictable cash flow for typical rental holds.
You know 83687 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 83687 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 83687 ranks in Boise City, ID
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 83687 (Nampa)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 83687 (Nampa, ID).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.