Investment metrics, interactive calculators, and data-driven analysis for Boise rental properties.
Pre-filled with Boise medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Boise.
Boise, ID has a population of 240,100 and has been growing at 2.5% annually — well above the national average, signaling strong housing demand from population inflows. The median home price of $420,000 paired with median rents of $1,600/mo produces an estimated cap rate of 2.96%.
Property taxes at 0.63% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 3.9% is impressively low, indicating tight rental supply and strong tenant demand — favorable for landlords.
At a price-to-income ratio of 6.5x, homes cost about 6.5 times the local median income of $64,800. This elevated ratio means homeownership is stretched, supporting rental demand but limiting buyer pools. Home values have appreciated at roughly 2.1% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: At current median prices, Boise is challenging for pure cash flow investing. Consider BRRRR strategies with below-market purchases, or look at neighboring metros with stronger price-to-rent ratios.