Conventional Investment Property Loans in Boise, ID
Loan-size math and qualifying analysis for Conventional financing on Boise's $505k median home value. Moderate fit.
Moderate fit for Boise.
At $505k median, Boise requires $101k down — capital-intensive but workable for investors with W-2 income and reserves.
Payment on Boise's $505k median.
| Median home value (Boise) | $504,894 |
| Assumed LTV | 80% |
| Loan amount | $403,915 |
| Cash to close (down payment) | $100,979 |
| Assumed rate | 6.75% |
| Term | 30-year amortizing |
| Monthly P&I | $2,620/mo |
Does Boise pencil?
| Median monthly rent (Boise) | $1,756/mo |
| Property taxes (est. 1.1%/yr) | −$463/mo |
| Insurance (est. 0.5%/yr) | −$210/mo |
| NOI (before debt) | $1,083/mo |
| Debt service | −$2,620/mo |
| DSCR | 0.41 |
Most Conventional lenders require DSCR ≥ 1.10 to fund and ≥ 1.20-1.25 for the best pricing tier. Boise medians fall below typical lender DSCR floors — a DSCR loan will only work on properties materially below median or with above-market rent.
Conventional financing — the mechanics.
Conforming residential mortgage for non-owner-occupied 1-4 unit properties, sold to Fannie Mae or Freddie Mac. Standard 30-year amortization. The lowest-cost real-estate financing available to most investors.
Lender requires: 680+ FICO, 20-25% down, DTI typically under 45% including the new mortgage, 2 years of W-2 + tax returns, 6 months of reserves per property. Closing in 30-45 days.
How Idaho law affects this loan.
Idaho: state income tax 5.695%. See full Conventional in Idaho breakdown.
Frequently asked.
What's the typical Conventional loan size for a property in Boise?
On Boise's $505k median home value, a Conventional loan at the standard 80% LTV would be approximately $404k, requiring $101k down.
What's the monthly payment on a typical Conventional loan in Boise?
Fully-amortizing 30-year payment on a $404k Conventional loan at the typical rate of 6.75% would be approximately $3k/month, excluding taxes and insurance.
Is Boise a good market for Conventional financing?
At $505k median, Boise requires $101k down — capital-intensive but workable for investors with W-2 income and reserves.
What credit and reserves do Conventional lenders require for Boise properties?
Lender requires: 680+ FICO, 20-25% down, DTI typically under 45% including the new mortgage, 2 years of W-2 + tax returns, 6 months of reserves per property. Closing in 30-45 days.
Compare financing options.
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