ZIP CODE 83642 // BOISE CITY, ID // DATA AS OF 2026-09-30
Meridian, ID (83642) Rental Property Cap Rate & Cash Flow Report
Located in Ada County (Meridian, ID), Zip Code 83642 ranks #333 of 500 within this selected sample (34th percentile) with a Zillow ZHVI typical home-value index of $538,681 (+1.9% YoY) and a ZORI observed market rent of $1,888/mo (+7.3% YoY). Requires at least 64.5% 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
-$1,517/mo
Annual: -$18,201/yr
Modeled Cap Rate
2.69%
NOI: $14,486/yr
Cash-on-Cash Return
-14.69%
Cash Needed: $123,897
1% Rule Ratio
0.35%
Gross Yield: 4.21%
Break-Even Rent
$3,631/mo
State Tax: 0.47%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 83642 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (ID Avg 0.47%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$2,724/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$681/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (83642)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $548,393 | $1,670/mo | 3.65% |
| 2022 | $571,770 | $1,742/mo | 3.66% |
| 2023 | $513,722 | $1,693/mo | 3.95% |
| 2024 | $527,200 | $1,721/mo | 3.92% |
| 2025 | $528,382 | $1,759/mo | 3.99% |
| 2026 | $538,681 | $1,888/mo | 4.21% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 83301 Twin Falls, ID | $371,205 | $1,565/mo | 3.43% | -$816/mo |
| 83709 Boise, ID | $481,813 | $2,107/mo | 3.60% | -$993/mo |
| 83646 Meridian, ID | $531,392 | $2,395/mo | 3.74% | -$1,033/mo |
| 85032 Phoenix, AZ | $449,147 | $1,597/mo | 2.69% | -$1,264/mo |
| 80134 Parker, CO | $665,489 | $2,343/mo | 2.69% | -$1,876/mo |
| 85204 Mesa, AZ | $387,919 | $1,376/mo | 2.68% | -$1,094/mo |