Rental market data · 2024 Census estimates

Boise City, ID rental yield and cash flow

In the Boise City, ID metro, the median owner-occupied home was valued at $484,000 and the median gross rent was $1,628 a month in 2024. That is a gross rent yield of 4.04%, rank 80 of the 100 largest metros we track.

$484,000Median home value (±$5,958)

$1,628Median gross rent / mo (±$41)

4.04%Gross rent yield

24.8Price-to-rent ratio

0.45%Median taxes ÷ median value

28%Renter-occupied homes

0.34%Monthly rent ÷ price (1% rule)

0.84MMetro population

Does the median home cash flow at today's rate?

We priced a hypothetical rental at the metro medians: $484,000 purchase, $1,628 rent, 25% down, a 30-year loan at 7.28% (Freddie Mac's 30-year average for the week of October 1, 2026), $2,162 in annual property taxes, insurance at 0.5% of price, and 5% vacancy, 10% repairs and 8% management.

At these assumptions the median-priced home runs about $1,612 a month short of covering its costs (DSCR 0.35). Rent would need to reach about $3,721, 129% above the median, to break even, or the price would need to be near $157,132 for a 1.25 DSCR. Net operating income is about $10,461 a year, a 2.16% cap rate, against $29,804 of annual debt service.

Investment-property loans usually price above the owner-occupant average this survey reports, and your insurance quote, tax bill and rent will differ from a metro median. Change any input below.

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How Boise City compares

Metros with the nearest gross yields among the 100 we track. * Cash flow uses the same assumptions as above.

Rank	Metro	Median value	Median rent	Gross yield	Price-to-rent	Cash flow / mo*
77	Madison, WI	$415,500	$1,437	4.15%	24.1	-$1,697
78	Fayetteville, AR	$362,500	$1,222	4.05%	24.7	-$1,222
79	Washington, DC-VA-MD-WV	$604,800	$2,037	4.04%	24.7	-$2,240
80	Boise City, ID	$484,000	$1,628	4.04%	24.8	-$1,612
81	Worcester, MA	$465,500	$1,563	4.03%	24.8	-$1,852
82	Spokane, WA	$434,300	$1,405	3.88%	25.8	-$1,618
83	Ogden, UT	$507,500	$1,641	3.88%	25.8	-$1,780

What these numbers leave out

Census gross rent includes utilities when the tenant pays them, so it can overstate what a landlord collects. Median value describes owner-occupied homes, not the rental stock, and a metro median hides wide neighborhood differences. Treat this page as a screen, then underwrite the specific property.

Sources

U.S. Census Bureau, 2024 American Community Survey 1-year estimates, table B25064 (median gross rent)
U.S. Census Bureau, 2024 American Community Survey 1-year estimates, table B25077 (median value, owner-occupied housing units)
U.S. Census Bureau, 2024 American Community Survey 1-year estimates, table B25103 (median real estate taxes paid)
U.S. Census Bureau, 2024 American Community Survey 1-year estimates, table B25003 (housing tenure)
U.S. Census Bureau, 2024 American Community Survey 1-year estimates, table B01003 (total population)
Freddie Mac Primary Mortgage Market Survey (30-year fixed average, week of October 1, 2026)

Data snapshot October 7, 2026. Methodology: all metros.