Real Estate Investing in Harrison, Idaho (83833)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83833 (Harrison, ID)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 56.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 68.8 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Harrison, ID (83833)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 83833 Harrison
On the rental side, ZIP 83833 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $981K median. It rewards specialists, not generalists.
The investment case in 83833 is resilient only for operators who understand what they are buying. A $981K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 83833's metrics run below Kootenai County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A substantial renter share of 8% in 83833 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Harrison:
Property Strategy for 83833
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $672,707 | $1,110 | 1.2% | +10.7% | $672,707 |
| 2BR | $775,842 | $1,320 | 1.2% | +11.3% | $387,921 |
| 3BR | $1,000,073 | $1,850 | 1.3% | +11.5% | $333,358 |
| 4BR | $1,620,340 | $2,210 | 1.0% | +13.1% | $405,085 |
| 5BR | $3,633,840 | — | — | +15.7% | $726,768 |
Market Trends
Home Value History (with trend line)
📊 How Does 83833 Compare?
| Metric | 83833 | Harrison | Coeur d'Alene, ID | Idaho |
|---|---|---|---|---|
| Home Value | $981,185 | $981,185 | N/A | $465,545 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 7.2% |
| Avg Rent | $1,188 | $1,188 | N/A | - |
| Cap Rate | 0.9% | 0.9% | - | - |
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 83833 (Harrison, ID). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $981,185 |
| Monthly Rent | $1,188 |
| Price-to-Rent | 68.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.5% |
| Cap Rate | 0.9% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +9.8% ▲ |
🏠 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 (0.9%). 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 83833
Population: 1,414
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 83833
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 1,965 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Harrison, ID?
Homes in Harrison, ID typically sell near $981K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
How deep is the rental pool in Harrison, ID?
The tenant pool in Harrison, ID is solid, supported by local employment and population fundamentals. Rents of $1,188/mo are well-absorbed by the market.
Should investors consider Harrison, ID?
The 3.0/5 investability rating in Harrison, ID reflects its $981K prices and $1,188/mo rents. Investors generally consider it a solid option within ID.
Does Harrison, ID favor landlords or tenants?
Harrison, ID operates under ID law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Are there empty rentals in Harrison, ID?
Harrison, ID sees elevated vacancy, which is reasonable relative to the broader ID rental market.
You know 83833 now. You don’t know where it ranks.
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How 83833 ranks in Coeur d'Alene, ID
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