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

Written by

Matt Abadi

Founder, DealIntel

Matt Abadi is the founder of DealIntel. He leads the development of the platform's six-strategy underwriting engine, 25-point Kill List, and Monte-Carlo financial model — the institutional analysis stack DealIntel applies to every fix and flip deal. DealIntel was founded in 2025 with the central thesis that knowing when not to invest is the most valuable number on the page.

Last reviewed: 2026-04