What is the median home price in Boise?

The median home price in Boise, ID is currently in the $465k – $515k range (data as of 2026-04). For fix-and-flip investors, distressed acquisition typically runs 65–80% of median, depending on submarket and condition.

What is a good cap rate in Boise?

Stabilized rental cap rates in Boise, ID typically fall in the 4.8% – 6.2% range as of 2026-04. Higher cap rates are common in older / B-tier submarkets, lower in A-tier neighborhoods with strong appreciation.

What is the average days on market in Boise?

Days on market in Boise, ID currently runs 34 – 50 days (data as of 2026-04). Faster DOM favors Fix & Flip exits; slower DOM (60+ days) usually pushes operators toward BRRRR or rental hold.

What is the average rent in Boise?

Median rent in Boise, ID is $1,750 – $2,150 / mo as of 2026-04. The most relevant rental benchmark for BRRRR is the 1% rule (monthly rent ≥ 1% of all-in cost) — verify against submarket-specific rent comps before underwriting.

Market · ID · 2026 data

Fix and Flip in Boise, ID

California-migration tailwind; small market with rapid DOM.

Boise market thesis

Boise saw the strongest single-metro price appreciation in the US 2020-2022 and corrected through 2023-2024. Still a strong fundamentals market — California in-migration, no income tax (in some structures), and a manageable Fix & Flip exit.

Key metrics

$465k – $515k

Median home price

DealIntel · 2026-04

$1,750 – $2,150 / mo

Median rent

DealIntel · 2026-04

34 – 50 days

Days on market (median)

DealIntel · 2026-04

4.8% – 6.2%

Stabilized cap rate range

DealIntel · 2026-04

$55 – $100

Typical rehab cost / sqft

DealIntel · 2026-04

+50% to +65%

5-year appreciation

DealIntel · 2026-04

+1.5% / yr

Population growth (annual)

BLS · 2026-04

Top investor neighborhoods in Boise

North EndPremium flip, retail-buyer pull
East EndMid-tier flip
Boise BenchSub-$400k BRRRR entry
Meridian (suburb)Suburban family-buyer flip
Garden CityMulti-unit conversion territory

Best strategies for Boise

Of DealIntel's six underwritten strategies, the following rank best-fit-first for Boise, ID. Every property in the platform is scored against all six paths in parallel; these are the ones that consistently produce the highest risk-adjusted return in this market.

Tailwinds — what's working in Boise

Micron + HP + St. Luke's employment
Sustained California in-migration
Idaho is one of fastest-growing US states

Kill flags — common ways Boise deals fail

Recently cooled market — extend hold-time assumptions
Wildfire risk on foothills inventory
Tight comp set in master-planned suburbs

DealIntel's 25-point kill list catches these and 20+ others on every property — see the platform overview for how the kill list runs before strategy evaluation begins.

ADU and multi-unit regulation in Boise

Boise permits ADUs in most R-1 zones up to 700 sqft (one of the smaller caps). Multi-unit conversion permitted in R-2, R-3 zones.

For state-by-state ADU and middle-housing regulatory background, see the ADU strategy guide and the multi-unit conversion guide.

Underwrite a deal in this market

Run a free ARV, MAO, or BRRRR calculation on a Boise property using the calculators below. For full kill-list + six-strategy evaluation + Investment Memorandum PDF, see pricing — pay-per-deal from $149.

ARV calculatorConfidence-weighted comp method MAO (70% rule) calculatorMaximum allowable offer math BRRRR calculatorFull Buy-Rehab-Rent-Refi-Repeat model Cap rate calculatorNOI / value with asset-class ranges

Nearby markets and related guides

Reviewed by

DealIntel Research

Underwriting and Real Estate Research Team

DealIntel's underwriting team builds and maintains the platform's six-strategy engine, 25-point kill list, and Monte-Carlo financial model. Every piece of long-form content on dealintel.io is reviewed by an underwriter with direct experience scoring residential investment deals.

Last reviewed: 2026-04