Location: Valley County, ID | Metro: Idaho County, ID
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,190 |
| 1 Bedroom | $1,240 |
| 2 Bedrooms | $1,350 |
| 3 Bedrooms | $1,870 |
| 4 Bedrooms | $2,260 |
| 5 Bedrooms | $2,622 |
| 6 Bedrooms | $2,937 |
| 7 Bedrooms | $3,172 |
| 8 Bedrooms | $3,331 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,240 | $319,929 | 0.39% | F |
| 2BR | $1,350 | $458,314 | 0.29% | F |
| 3BR | $1,870 | $600,452 | 0.31% | F |
| 4BR | $2,260 | $724,586 | 0.31% | F |
| 5BR | $2,622 | $907,965 | 0.29% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP 83611 (Cascade, ID) suggests a robust environment for pricing power over the next 12-24 months. With a median home value of $449,582, only a negligible 0.1% of listings have seen price reductions, indicating that sellers maintain significant control over their asking prices. The absence of a median days on market (DOM) figure implies that homes are either selling quickly or that there is limited inventory, further supporting the idea that demand outstrips supply.
This dynamic is particularly advantageous for landlords and small-portfolio investors. On the rental side, the Federal Market Rent (FMR) for fiscal year 2026 is projected at $1,270, while the current market rate stands at $1,163. This gap signals an upward trend in rental rates, potentially leading to higher income from properties in the area. However, it also indicates that the market may be catching up to the federal standards, suggesting that rental growth will likely continue but at a measured pace.
For long-term investors, the setup implies a realistic appreciation thesis. The combination of steady rental income growth and strong seller pricing power points towards an environment where property values are unlikely to decline and may rise modestly. Investors should focus on properties that align with the local median home value to ensure they remain competitive and attractive to potential buyers or renters.
The key takeaways for landlords and small-portfolio investors are:
The data suggests a stable and slightly bullish market outlook for Cascade, ID, providing a solid foundation for investment decisions aimed at both short-term rental income and long-term capital appreciation.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.