ZIP CODE 83709 // BOISE CITY, ID // DATA AS OF 2026-09-30
Boise, ID (83709) Rental Property Cap Rate & Cash Flow Report
Located in Ada County (Boise, ID), Zip Code 83709 ranks #184 of 500 within this selected sample (63th percentile) with a Zillow ZHVI typical home-value index of $481,813 (+1.7% YoY) and a ZORI observed market rent of $2,107/mo (+6.3% YoY). Requires at least 52.6% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$993/mo
Annual: -$11,913/yr
Modeled Cap Rate
3.60%
NOI: $17,323/yr
Cash-on-Cash Return
-10.75%
Cash Needed: $110,817
1% Rule Ratio
0.44%
Gross Yield: 5.25%
Break-Even Rent
$3,248/mo
State Tax: 0.47%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 83709 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (ID Avg 0.47%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$2,436/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$663/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (83709)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $474,393 | $1,792/mo | 4.53% |
| 2022 | $492,874 | $1,873/mo | 4.56% |
| 2023 | $455,097 | $1,859/mo | 4.90% |
| 2024 | $470,369 | $1,929/mo | 4.92% |
| 2025 | $473,843 | $1,982/mo | 5.02% |
| 2026 | $481,813 | $2,107/mo | 5.25% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 83646 Meridian, ID | $531,392 | $2,395/mo | 3.74% | -$1,033/mo |
| 83301 Twin Falls, ID | $371,205 | $1,565/mo | 3.43% | -$816/mo |
| 83642 Meridian, ID | $538,681 | $1,888/mo | 2.69% | -$1,517/mo |
| 87114 Albuquerque, NM | $374,661 | $1,710/mo | 3.60% | -$772/mo |
| 87120 Albuquerque, NM | $358,654 | $1,636/mo | 3.59% | -$740/mo |
| 95687 Vacaville, CA | $575,148 | $2,652/mo | 3.60% | -$1,181/mo |