Real Estate Investing in Boise, Idaho (83702)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83702 (Boise, ID)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
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 (0.9% CAGR).
- High price-to-rent: Price-to-rent ratio 34.4 — hard to cash-flow at these prices.
What’s happening in Boise, ID (83702)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83702 Boise
The 83702 ZIP covers a section of Boise that demands careful diligence. Prices near $736K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 83702 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 83702 sits on the difficult end of the ID spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
In practical terms, 23,981 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.
Distressed ZIPs reward experience. solid returns are possible in 83702, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Boise:
Property Strategy for 83702
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $407,117 | $1,390 | 2.5% | +6.0% | $407,117 |
| 2BR | $530,124 | $1,660 | 2.3% | +5.7% | $265,062 |
| 3BR | $721,567 | $2,320 | 2.3% | +6.0% | $240,522 |
| 4BR | $950,860 | $2,780 | 2.1% | +7.0% | $237,715 |
| 5BR | $1,193,043 | — | — | +7.8% | $238,609 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83702 Compare?
| Metric | 83702 | Boise | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $735,797 | $469,294 | N/A | $465,545 |
| 5-Year CAGR | 0.9% | 1.0% | N/A | 7.2% |
| Avg Rent | $1,783 | $1,904 | N/A | - |
| Cap Rate | 1.9% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83702 (Boise, ID). Anonymous, moderated, never written by AI.
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Property managers serving Ada County
Manage rentals here? List your business →Next Step Realty Management provides property management services for residential and multi-family properties in Boise, Meridian, Eagle, Kuna, Nampa, Caldwell, Middleton, and Ada County. summary from their website
Wright Property Management offers property management and multi-family unit management services in Boise, Garden City, Meridian, Kuna, Nampa, Eagle, Star, and Emmett, Idaho. summary from their website
Myboisebnb.com provides fast payday loans in Boise, ID, with no credit check for emergency expenses. 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 | $735,797 |
| Monthly Rent | $1,783 |
| Price-to-Rent | 34.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 2.7% |
📈 Home Appreciation
| 1-Year | +7.3% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +0.9% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 Rent Trends
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +3.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.9%). 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 83702
Population: 23,981
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 83702
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 7,654 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are rents high in Boise, ID?
Average rent in Boise, ID is approximately $1,783/mo per month. Against $736K home values that yields a reasonable rent-to-price ratio.
Are eviction rules reasonable in Boise, ID?
Rental owners in Boise, ID deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How high is vacancy risk in Boise, ID?
Vacancy in Boise, ID is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,783/mo.
Does house hacking work in Boise, ID?
For house hackers, Boise, ID is a challenging. The $1,783/mo rent on a unit helps defray the mortgage on a $736K property.
How should investors approach Boise, ID?
Investors usually favor careful cash-flow rentals with hands-on management in Boise, ID. With home values at $736K and rents near $1,783/mo, other strategies can work but produce reliable rather than outsized returns.
You know 83702 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 83702 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 83702 ranks in Boise City, ID
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