Long-Term Rentals · Market playbook

Buying Rental Properties in Boise, ID

Buying rentals in Boise is a 4.17% gross yield play at a $505k median entry — $1,756/mo rent gross before expenses. The math has to clear before the property does.

DATA · Zillow Research (via scrape.do) · AS OF APRIL 2026

Workable 60/100

Boise is a workable straight-rental market — neither bonanza nor minefield.

TL;DR — data signals

→ Gross yield 4.17% — at national baseline
→ Rent $1,756/mo vs. national $1,930 — rent-normal
→ Cash flow expectation at 25% down / 7.5%: flat to slightly negative
→ Appreciation: flat — neutral

Long-term rentals in Boise sit at the intersection of two numbers: typical home value $504,894 and median rent $1,756/mo. That's a 4.17% gross yield — at the national baseline. Cash flow is workable but disciplined underwriting is non-negotiable.

Run the cash-flow math. Assume 20-25% down on a 30-year conventional rental loan at 7.5%, plus taxes + insurance + 8% property management + 8% vacancy/maintenance reserve + 8% capex reserve. At those inputs Boise rentals will likely cash flow flat-to-slightly-negative on standard 25% down financing. The math requires either more cash down (35-50%) or an explicit appreciation thesis.

Rent demand context: Boise rents ($1,756) are within 10% of the national median. Neither a rent tailwind nor headwind; the deal lives or dies on acquisition.

Appreciation thesis: Boise home values are +0.9% YoY. Flat appreciation. Returns come from cash flow + pay-down + tax benefits, not price growth. Underwrite to that reality.

Net: Boise is a workable rental market with tight margins — disciplined underwriting and operational excellence are the difference between profit and break-even.

Ad slot: strategy_mid

Boise at a glance