Real Estate Investing in Boise, Idaho (83713)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83713 (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 (0.8% CAGR).
What’s happening in Boise, ID (83713)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83713 Boise
Investors eyeing 83713 need to respect the fundamentals at play. Home values of $477K come alongside slower price movement and elevated management overhead.
The investment case in 83713 is sturdy only for operators who understand what they are buying. A $477K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
From a cash-flow lens, 83713 offers a low basis, the region around Boise has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Turning to rents, 29,992 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.
The right play in 83713 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 83713
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $339,467 | $1,960 | 4.2% | +6.2% | $169,733 |
| 3BR | $424,190 | $2,740 | 4.7% | +6.4% | $141,397 |
| 4BR | $535,302 | $3,290 | 4.4% | +7.0% | $133,826 |
| 5BR | $684,366 | — | — | +7.6% | $136,873 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83713 Compare?
| Metric | 83713 | Boise | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $476,805 | $469,294 | N/A | $465,545 |
| 5-Year CAGR | 0.8% | 1.0% | N/A | 7.2% |
| Avg Rent | $1,975 | $1,904 | N/A | - |
| Cap Rate | 3.2% | 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 83713 (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 | $476,805 |
| Monthly Rent | $1,975 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +0.8% ▲ |
| 10-Year CAGR | +8.6% ▲ |
🏠 Rent Trends
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +2.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 83713
Population: 29,992
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 83713
Schools in This ZIP Code
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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
How do landlord-tenant laws work in Boise, ID?
ID ranks as a landlord-friendly state for landlord-tenant law. Boise generally follows the statewide framework, so landlords face reasonable operating rules.
What kind of tenants rent in Boise, ID?
Tenant quality in Boise, ID ranks as solid. Landlords generally report measured occupancy at market rents of $1,975/mo.
Does a duplex house hack pencil in Boise, ID?
For house hackers, Boise, ID is a challenging. The $1,975/mo rent on a unit helps defray the mortgage on a $477K property.
How does Boise, ID rate as a rental market?
Boise, ID rates 2.0/5 for investability. With median values at $477K and rents near $1,975/mo, the market offers reasonable fundamentals for rental investors.
What price range are homes in Boise, ID?
The median home value in Boise, ID is roughly $477K. That puts it reasonable relative to the ID statewide average.
You know 83713 now. You don’t know where it ranks.
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How 83713 ranks in Boise City, ID
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