Cash Flow Investing in Boise, ID
Data-driven cash flow analysis for Boise, ID — score breakdown, key investment metrics, and how it compares to other markets.
Last updated: May 2026
Score Breakdown
Key Metrics for Cash Flow
Cap Rate
4.5%
Moderate
Rent-to-Price
0.38%
Below 1% rule
Vacancy Rate
4.1%
Very tight
Property Tax
0.63%
Very low
Cash Flow Investment Thesis
Boise experienced explosive growth and price appreciation since 2020. Cap rates have compressed significantly, making this primarily an appreciation play. Very tight vacancy supports stable rental income.
How Boise Compares
| Rank | City | Cash Flow Score | Cap Rate | Median Price |
|---|---|---|---|---|
| #16 | Kansas City, MO | 4.6 | 7.5% | $195,000 |
| #17 | Salt Lake City, UT | 4.6 | 5.4% | $420,000 |
| #18 | Sacramento, CA | 4.6 | 4.7% | $450,000 |
| #19 | Boise, ID | 4.6 | 4.5% | $420,000 |
| #20 | Cincinnati, OH | 4.5 | 7.0% | $195,000 |
| #21 | Columbus, OH | 4.4 | 6.8% | $240,000 |
| #22 | Knoxville, TN | 4.3 | 5.8% | $270,000 |
Showing markets ranked near Boise for this strategy.
Quick Math: Estimated Annual Return
Based on median market data. Your actual returns will vary based on specific property, financing, and management costs. Always run your own analysis before investing.
Frequently Asked Questions
What is the cash flow score for Boise, ID?
Boise, ID scores 4.6 out of 10 on our cash flow score, ranking #19 out of 52 markets we track. Weighted composite: rent-to-price ratio (30%), cap rate (30%), low vacancy (20%), low property taxes (20%). Scale 0–10.
Is Boise a good city for cash flow investing?
Boise, ID ranks #19 for cash flow investing — a solid mid-tier market with a score of 4.6/10. The median home price is $420,000 with a 4.5% average cap rate.
What is the average cap rate in Boise?
The average cap rate in Boise, ID is 4.5%. The median home price is $420,000 with a median monthly rent of $1,600, resulting in a rent-to-price ratio of 0.38%.
What are the property taxes in Boise?
The effective property tax rate in Boise, ID is 0.63%. On a $420,000 property, that translates to approximately $2,646 per year in property taxes.
How does Boise compare to other cash flow markets?
Among our 52 tracked markets, Boise, ID ranks #19 for cash flow investing. It falls in the middle of the pack for this strategy.
Does Boise meet the 1% rule?
Boise, ID has a rent-to-price ratio of 0.38%, which falls significantly below the 1% rule. However, the 1% rule is a rough guideline — individual deals can still cash flow well in this market.
Run Your Own Numbers for Boise
Use our free calculators pre-filled with Boise, ID market data, or adjust the numbers for your specific deal.
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