Real Estate Investing in Boise, Idaho (83709)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83709 (Boise, 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 (1.2% CAGR).
What’s happening in Boise, ID (83709)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83709 Boise
The 83709 ZIP in Boise, ID is a local-operator market. Outside capital chasing a $489K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 83709 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 83709 among ID's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 83709 ZIP's population of 58,631 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The right play in 83709 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Boise:
Property Strategy for 83709
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $340,182 | $2,040 | 4.3% | +5.3% | $170,091 |
| 3BR | $442,716 | $2,840 | 4.6% | +6.5% | $147,572 |
| 4BR | $528,451 | $3,420 | 4.7% | +6.8% | $132,113 |
| 5BR | $617,125 | — | — | +7.3% | $123,425 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83709 Compare?
| Metric | 83709 | Boise | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $488,897 | $469,294 | N/A | $465,545 |
| 5-Year CAGR | 1.2% | 1.0% | N/A | 7.2% |
| Avg Rent | $2,155 | $1,904 | N/A | - |
| Cap Rate | 3.4% | 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 83709 (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 | $488,897 |
| Monthly Rent | $2,155 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 Rent Trends
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +3.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 83709
Population: 58,631
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 83709
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
Frequently Asked Questions
What is the typical home price in Boise, ID?
Boise, ID home values average about $489K. That price point suits investors targeting rentals with $2,155/mo in monthly income.
Are eviction rules reasonable in Boise, ID?
Landlord-friendliness in Boise, ID is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How strong is the working-renter base in Boise, ID?
Boise, ID draws a even-keeled base of working renters. Demand at the $2,155/mo rent level is reasonable for standard single-family and small multi rentals.
What do landlords charge for rent in Boise, ID?
Average rent in Boise, ID is approximately $2,155/mo per month. Against $489K home values that yields a reasonable rent-to-price ratio.
Does a duplex house hack pencil in Boise, ID?
Boise, ID offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,155/mo rent level.
You know 83709 now. You don’t know where it ranks.
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How 83709 ranks in Boise City, ID
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