Location: Valley County, ID | Metro: Valley 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 | $1,130 |
| 1 Bedroom | $1,170 |
| 2 Bedrooms | $1,270 |
| 3 Bedrooms | $1,760 |
| 4 Bedrooms | $2,130 |
| 5 Bedrooms | $2,471 |
| 6 Bedrooms | $2,768 |
| 7 Bedrooms | $2,989 |
| 8 Bedrooms | $3,138 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,170 | $562,828 | 0.21% | F |
| 2BR | $1,270 | $715,765 | 0.18% | F |
| 3BR | $1,760 | $686,149 | 0.26% | F |
| 4BR | $2,130 | $1,151,154 | 0.19% | F |
U.S. Census Bureau data (2024)
The rent math in ZIP 83615, encompassing Donnelly and the broader Valley County, ID metro area, does not align favorably. The Fair Market Rent (FMR) set at $1,210 for the fiscal year 2026 contrasts sharply with the actual market rent reported by the Census ACS, which stands at $685. This significant gap suggests that landlords might struggle to achieve rents that meet the FMR benchmark, indicating a less-than-optimal environment for high-rent properties.
Acquisition in this ZIP code is relatively unaffordable given the median home value of $660,737. However, the lack of available data on days on market (DOM) and the fact that only 0.1% of listings require price cuts indicate a stable market with little fluctuation. This stability could be beneficial for investors looking to avoid frequent market adjustments and maintain consistent property values.
Tenant demand is low in ZIP 83615. With a total population of 1,452, only 10.6% are renters. This means there are approximately 154 potential rental tenants, a number that is unlikely to support a large rental portfolio effectively. The limited pool of renters could result in increased vacancy rates and longer periods between tenancy changes.
Verdict: ZIP 83615 presents challenges for Section 8 real estate investment. The disparity between FMR and market rent suggests difficulty in securing rental income that matches government standards. Acquisition costs are high, though the market shows signs of stability. Most critically, the low renter share implies insufficient tenant demand to sustain a profitable rental business. These factors collectively point towards a less favorable investment climate for landlords and small-portfolio investors.
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.