Location: Payette County, ID | Metro: Payette 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 | $820 |
| 1 Bedroom | $830 |
| 2 Bedrooms | $1,080 |
| 3 Bedrooms | $1,500 |
| 4 Bedrooms | $1,810 |
| 5 Bedrooms | $2,100 |
| 6 Bedrooms | $2,352 |
| 7 Bedrooms | $2,540 |
| 8 Bedrooms | $2,667 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,080 | $310,351 | 0.35% | F |
| 3BR | $1,500 | $389,841 | 0.38% | F |
| 4BR | $1,810 | $493,907 | 0.37% | F |
| 5BR | $2,100 | $637,292 | 0.33% | F |
U.S. Census Bureau data (2024)
The analysis of ZIP code 83619, located in Fruitland, ID, within the Payette County metro area, reveals several key points for potential landlords and small-portfolio investors.
First, let's address whether the rent math works. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,130, while the current market rent, as measured by Zillow's Observed Rent Index (ZORI), stands at $1,614. This indicates that landlords can expect to charge a premium over the FMR, which is beneficial for covering operational costs and generating profit.
Moving on to acquisition affordability, the median home value in ZIP 83619 is $409,731. With an average Days on Market (DOM) of 42 days and only a 0.2% share of homes experiencing price cuts, it suggests that properties in this area are generally selling quickly without significant discounts. This points to a stable market where acquiring a property at its listed value is likely feasible.
Lastly, regarding tenant demand, the population of Fruitland is 8,823, with 24.9% of residents being renters. This percentage translates to approximately 2,198 individuals or households who are actively seeking rental housing. Given the relatively small population, this demand level is notable and supports the viability of rental investments.
In conclusion, the rent math in ZIP 83619 works favorably for landlords, with market rents significantly above the FMR. Acquisition appears affordable, with homes selling quickly at close to their asking prices. Tenant demand is present, supported by a substantial number of renters in the area. These factors collectively indicate a positive environment for real estate investment, particularly in rental properties.
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.