Real Estate Investing in Bonners Ferry, Idaho (83805)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83805 (Bonners Ferry, ID)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.3% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.0 — hard to cash-flow at these prices.
What’s happening in Bonners Ferry, ID (83805)?
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Market Analysis: 83805 Bonners Ferry
In practical terms, ZIP 83805 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $474K median. It rewards specialists, not generalists.
The investment case in 83805 is sturdy only for operators who understand what they are buying. A $474K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 83805's metrics run below Boundary County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 83805 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 83805 is an operator game, not a passive one. Stepping back, entry prices of $474K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Bonners Ferry:
Property Strategy for 83805
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $392,459 | $1,000 | 1.8% | +10.3% | $196,229 |
| 3BR | $479,550 | $1,390 | 2.1% | +9.7% | $159,850 |
| 4BR | $590,712 | $1,680 | 2.0% | +10.0% | $147,678 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83805 Compare?
| Metric | 83805 | Bonners Ferry | Idaho |
|---|---|---|---|
| Home Value | $473,988 | $473,988 | $465,545 |
| 5-Year CAGR | 3.5% | 3.5% | 7.2% |
| Avg Rent | $1,578 | $1,578 | - |
| Cap Rate | 2.6% | 2.6% | - |
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 83805 (Bonners Ferry, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $473,988 |
| Monthly Rent | $1,578 |
| Price-to-Rent | 25.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +9.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 83805
Population: 8,909
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 83805
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.
Frequently Asked Questions
Is Bonners Ferry, ID a good place for real estate investing?
With a 3.0/5 investability score, Bonners Ferry, ID ranks as a solid market for rental property investors. Median prices of $474K and rents of $1,578/mo drive the underlying numbers.
What kind of vacancy should I budget for in Bonners Ferry, ID?
Expect elevated vacancy in Bonners Ferry, ID. Rents at $1,578/mo are absorbed by the tenant base without meaningful lag.
Is Bonners Ferry, ID a friendly market for rental owners?
Bonners Ferry, ID operates under ID law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
What is the tenant pool like in Bonners Ferry, ID?
Working renters make up the core of the Bonners Ferry, ID tenant base. The pool is reasonable for investors targeting long-term holds.
How much do tenants pay in Bonners Ferry, ID?
Investors in Bonners Ferry, ID typically see rents near $1,578/mo per month against $474K home values - a solid setup for rental cash flow.
You know 83805 now. You don’t know where it ranks.
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