Zillow and Census data, September 2026
Rental property math in Boise City, ID
A typical Boise City home is worth $491,851 and a typical single-family rental there gets $2,336 a month, 0.47% of the price. At 80% LTV and an assumed 7.25% rate, rent divided by the full payment is 0.75x. A DSCR loan needs 1.05x, which takes $3,269 of rent, $933 more than typical.
- Typical home value
- $491,851+1.7% in a year
- Single-family rent
- $2,336+6.3% in a year
- Rent / price, monthly
- 0.47%501st of 574 metros
- Property tax rate
- 0.45%$2,197 a year on the typical home
- DSCR at 80% LTV
- 0.75x479th of 574; 1.05x needed
- Cash to close
- $113,12620% down + 3% costs
The DSCR on the typical Boise City house
Loan: $491,851 × 80% = $393,481. At 7.25% over 30 years, principal and interest are $2,684 a month. Taxes: $491,851 × 0.45% = $2,197 a year, $183 a month. Insurance, assumed at 0.6% of value: $2,951 a year, $246 a month. Payment (PITIA): $3,113. DSCR: $2,336 ÷ $3,113 = 0.75x.
Rent that clears 1.05x: $3,113 × 1.05 = $3,269.
Even a rate one point lower, 6.25%, only gets the typical house to 0.82x, so in Boise City the deal has to come from the house, not the rate.
What it would take to reach 1.05x
- Find $933 more rent a month: a house that rents above the metro's typical $2,336, or a 2-4 unit property where the units add up to $3,269.
- Pay less: at today's typical rent, 80% LTV works on a purchase of about $351,482 or below (29% under the typical price), counting the lower taxes and insurance on a cheaper house.
- Borrow less: on the typical house the rent supports a loan of $263,238, about 54% LTV, so you would put $228,613 down instead of $98,370.
How Boise City compares
Boise City's rent-to-price ratio ranks 501st of 574 metros and 3rd of 10 Idaho metros in this data. Over the year to September 2026, rents rose 6.3% while prices rose 1.7%, so the rent-to-price ratio got better. Rent growth here is ahead of the median metro (+3.5%).
| Boise City, ID | Idaho | All 574 metros | |
|---|---|---|---|
| Typical price | $491,851 | $396,719 | $287,147 |
| Single-family rent | $2,336 | $1,846 | $1,771 |
| Rent / price | 0.47% | 0.44% | 0.61% |
| Rent, 1-year change | +6.3% | +3.1% | +3.5% |
| Price, 1-year change | +1.7% | +3.0% | +2.2% |
| Property tax rate | 0.45% | 0.43% | 0.75% |
| DSCR at 80% LTV | 0.75x | 0.69x | 0.91x |
| Metros at 1.05x or better | No | 0 of 10 | 126 of 574 |
Homeowners here pay 0.45% of value in property tax, about the same as the Idaho average of 0.43%. It is what owner-occupants pay on average, including long-time owners and any owner exemptions, so treat it as a floor for a rental you buy now. Zillow's all-homes rent index, which mixes in apartments, is $1,924 here; single-family houses rent 21% higher.
Nearby metros
| Metro | Miles | Price | SFR rent | Rent / price | DSCR |
|---|---|---|---|---|---|
| Mountain Home, ID | 43 | $356,811 | $2,020 | 0.57% | 0.90x |
| Ontario, OR | 76 | $370,248 | $1,762 | 0.48% | 0.72x |
| Twin Falls, ID | 89 | $383,134 | $1,838 | 0.48% | 0.75x |
| Burley, ID | 134 | $333,106 | $1,458 | 0.44% | 0.69x |
| La Grande, OR | 183 | $332,858 | $1,525 | 0.46% | 0.69x |
The nearest metro with a better DSCR is Mountain Home, ID, 43 miles away (0.90x on a typical price of $356,811).
These are metro-wide typicals, not any one property. The lender's appraisal sets the value and market rent for the house you buy, and the lender uses the lower of the lease and that market rent (90% of it on a vacant unit). The rate is a placeholder for the math, not a quote. How the numbers are built.
Sources
- Home values: Zillow Research, Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted, metro level, September 2026 (CSV).
- Rents: Zillow Research, Zillow Observed Rent Index (ZORI), single-family residences, smoothed, metro level, September 2026 (CSV). The all-homes index that includes apartments is used only for the comparison line (CSV).
- Property tax: U.S. Census Bureau, American Community Survey 2024 1-year estimates. The rate is aggregate real estate taxes paid (table B25090, file) divided by aggregate home value (table B25082, file) for owner-occupied homes in the metro area or state.
- Distances between metros: U.S. Census Bureau 2024 Gazetteer file for metro areas (ZIP).
Home value and rent data: Zillow, Zillow Home Value Index and Zillow Observed Rent Index. Zillow does not review or endorse this page. Tax and geography data: U.S. Census Bureau. Loan math by Doors Funded. Refreshed when Zillow publishes a new month.
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