How to BRRRR in Boise, ID

Start with the gross math. Boise's typical home value is $504,894; ZORI (Zillow's rent index) sits at $1,756/mo. That's 4.17% gross annual yield. That's right at the national 4-5% baseline — workable for BRRRR, but only on disciplined underwriting and a clean refi appraisal.

Run the DSCR sanity check. Assume 75% LTV refi at 7.5% interest, 30-year, plus taxes + insurance + 8% PM + 8% vacancy/capex reserve. On these inputs your DSCR will likely come in under 1.10 in Boise — most lenders won't refi at that ratio without a rate-buydown or larger equity contribution. Plan to leave 25-30% in the deal instead of the textbook 0%.

Rent demand color: Boise rents ($1,756) are within 10% of the national median. Rent isn't the constraint or the catalyst — focus on getting acquisition + rehab in tight enough that the math works on standard local rents.

Refi appraisal risk: Boise home values are flat YoY — refi appraisals should support your renovated comp on a properly scoped rehab. No softening tailwind to worry about, no appreciation tailwind to lean on.