Real Estate Investing in Boise, Idaho (83706)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83706 (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 (1.1% CAGR).
What’s happening in Boise, ID (83706)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83706 Boise
From an investor standpoint, ZIP 83706 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $515K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 83706 stands at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 83706 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.
Employment concentration in 83706 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 83706 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Boise:
Property Strategy for 83706
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $266,285 | $1,460 | 3.9% | +6.5% | $266,285 |
| 2BR | $399,214 | $1,750 | 3.2% | +6.1% | $199,607 |
| 3BR | $502,151 | $2,450 | 3.5% | +6.5% | $167,384 |
| 4BR | $652,584 | $2,930 | 3.2% | +6.9% | $163,146 |
| 5BR | $785,481 | — | — | +7.0% | $157,096 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83706 Compare?
| Metric | 83706 | Boise | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $515,327 | $469,294 | N/A | $465,545 |
| 5-Year CAGR | 1.1% | 1.0% | N/A | 7.2% |
| Avg Rent | $1,907 | $1,904 | N/A | - |
| Cap Rate | 2.9% | 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 83706 (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 | $515,327 |
| Monthly Rent | $1,907 |
| Price-to-Rent | 22.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 4.0% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 Rent Trends
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +3.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 83706
Population: 36,183
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 83706
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
SOUTH JUNIOR HIGH SCHOOL
OWYHEE ELEMENTARY SCHOOL
JEFFERSON ELEMENTARY SCHOOL
MONROE ELEMENTARY SCHOOL
WHITNEY ELEMENTARY SCHOOL
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
What are home prices like in Boise, ID?
Median home price in Boise, ID is near $515K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
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.
How does Boise, ID stack up for property investment?
Yes - Boise, ID a 2.0/5 investability score. With $515K home prices against $1,907/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is Boise, ID good for house hacking?
House hacking in Boise, ID is a challenging. With home values around $515K and rents at $1,907/mo, owner-occupants can offset a meaningful share of PITI.
Are renters plentiful in Boise, ID?
Boise, ID draws a even-keeled base of working renters. Demand at the $1,907/mo rent level is reasonable for standard single-family and small multi rentals.
You know 83706 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 83706 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 83706 ranks in Boise City, ID
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