ZIP CODE 83646 // BOISE CITY, ID // DATA AS OF 2026-09-30
Meridian, ID (83646) Rental Property Cap Rate & Cash Flow Report
Located in Ada County (Meridian, ID), Zip Code 83646 ranks #167 of 500 within this selected sample (67th percentile) with a Zillow ZHVI typical home-value index of $531,392 (+0.8% YoY) and a ZORI observed market rent of $2,395/mo (+5.6% YoY). Requires at least 50.8% 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
-$1,033/mo
Annual: -$12,395/yr
Modeled Cap Rate
3.74%
NOI: $19,849/yr
Cash-on-Cash Return
-10.14%
Cash Needed: $122,220
1% Rule Ratio
0.45%
Gross Yield: 5.41%
Break-Even Rent
$3,582/mo
State Tax: 0.47%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 83646 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (ID Avg 0.47%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$2,687/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$741/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (83646)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $546,410 | $2,090/mo | 4.59% |
| 2022 | $566,580 | $2,204/mo | 4.67% |
| 2023 | $514,214 | $2,161/mo | 5.04% |
| 2024 | $527,429 | $2,216/mo | 5.04% |
| 2025 | $527,359 | $2,267/mo | 5.16% |
| 2026 | $531,392 | $2,395/mo | 5.41% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 83709 Boise, ID | $481,813 | $2,107/mo | 3.60% | -$993/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 |
| 11377 New York, NY | $554,020 | $2,990/mo | 3.73% | -$1,077/mo |
| 46307 Crown Point, IN | $360,152 | $1,729/mo | 3.74% | -$698/mo |
| 23456 Virginia Beach, VA | $554,166 | $2,670/mo | 3.71% | -$1,089/mo |