Boise City, ID · Idaho
Ada County
ZIP 83704
508,052 residents5,096 permits TTM$88,907 median HHI16 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$476,000
ACS 5-Year
Cap rate proxy
3.7%
FMR × 0.65 ÷ Home Value
Rent-to-income
19.8%
HUD FMR ÷ ACS HHI
Net migration
+2.51%
IRS SOI
Permits (TTM)
5,096
Census BPS
Climate risk
87.8
FEMA NRI (0–100)
ZIP 83704
Median home value
—
Gross yield
—
Buy Box score
0.3
Section 8 gap
—
Affordability
P/I: 4.8R/I: 20.3%
Section 8 detail
SAFMR: —Rent: —Gap: —
ZIP code breakdown16 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 83634 | — | — | — | 5.8% | — |
| 83646 | — | — | — | 5.3% | — |
| 83709 | — | — | — | 4.8% | — |
| 83713 | — | — | — | 4.7% | — |
| 83669 | — | — | — | 4.6% | — |
| 83705 | — | — | — | 4.6% | — |
| 83704 | — | — | — | 4.3% | — |
| 83706 | — | — | — | 4.3% | — |
| 83642 | — | — | — | 4.1% | — |
| 83703 | — | — | — | 4.1% | — |
| 83714 | — | — | — | 3.9% | — |
| 83720 | — | — | — | 3.7% | — |
| 83725 | — | — | — | 3.7% | — |
| 83616 | — | — | — | 2.9% | — |
| 83702 | — | — | — | 2.8% | — |
| 83712 | — | — | — | 2.5% | — |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
71.4%
Census ACS
Vacancy rate
4.1%
Census ACS
Bachelor's degree +
43.9%
Census ACS
Rent burdened
45.3%
Census ACS (>30% income)
Median age
38.3
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026