Boise market report
253,550 residents. A deep SFH rental and flip pipeline with a North End premium we underwrite week in and week out.
County
Ada County
Market posture
Core market
Atlas view
Public report
Market read
253,550 residents. A deep SFH rental and flip pipeline with a North End premium and a Bench entry-level comp set that moves.
Boise anchors the Treasure Valley. The North End, the Bench, and the Foothills have distinct buyer personas and distinct comp sets. Our deal flow reflects that. We underwrite Bench flips on a weekly cadence and see North End premiums hold even through seasonal softness.
253,550
Population · 2025 est.
572,020
Ada County · 2025 est.
Bench product is where most new investors start. Close enough to downtown, priced where rehab budgets still pencil, and with comp sets that move. North End carries a design-renovation premium; rehab-scope creeps and over-improvement are the two ways to lose money here.
$380K–$445K
Bench entry-level
$780K–$1.1M+
North End premium
Boise's SFH rental market has tight vacancy with rent growth stabilizing after the 2022–23 surge. Buy boxes in our investor network: $1,800–$2,500/mo SFH with a cap of 5.2–6.0% post-rehab.
$2,218
3BR SFH average
3.06%
SFH vacancy rate
Ada County multifamily has tightened cap rates in the last 18 months. The 2-to-20-unit B/C-class window still clears. Boise's zoning and density changes (ADU rules, lot-split reforms) are materially expanding the buildable envelope on many infill lots.
5.5–6.5%
2–4 unit cap rate
5.0–6.0%
5–20 unit cap rate
Related markets
Boise alerts
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