Location: Boise City, ID | Metro: Boise City, ID HUD Metro FMR Area
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 | $1,060 |
| 1 Bedroom | $1,260 |
| 2 Bedrooms | $1,500 |
| 3 Bedrooms | $2,090 |
| 4 Bedrooms | $2,510 |
| 5 Bedrooms | $2,912 |
| 6 Bedrooms | $3,261 |
| 7 Bedrooms | $3,522 |
| 8 Bedrooms | $3,698 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,500 | $376,395 | 0.4% | F |
| 3BR | $2,090 | $497,123 | 0.42% | F |
U.S. Census Bureau data (2024)
In Idaho City, ID (ZIP 83631), investing in Section 8 properties comes with notable risks that must be carefully considered. Tenant turnover is a significant concern, as the market rent of $780 stands notably below the Fair Market Rent (FMR) of $1180 for FY 2024. This gap suggests potential dissatisfaction among tenants who might seek higher-quality housing options outside of the voucher program, leading to increased turnover rates.
Vacancy exposure is another critical factor. The average days on market (DOM) for rental properties is currently unavailable, which makes it challenging to predict how long a property might remain vacant between tenancies. A prolonged vacancy can significantly impact cash flow and profitability, especially when considering the maintenance needs of a property.
Deferred maintenance is also a risk, particularly given the typical home value of $404,803 and the median income of $80,714. These figures indicate that while homes are relatively expensive, the median income is lower, which could limit the ability of voucher holders to cover maintenance costs beyond their rent payments. Landlords will need to budget for regular upkeep and repairs to maintain property standards and comply with housing regulations.
Despite these challenges, the high renter share of 15.1% in Idaho City points to a robust demand for rental housing. High renter density often correlates with greater demand for Section 8 vouchers, which can stabilize occupancy rates. However, this demand does not necessarily translate into a balanced tenant pool, as voucher recipients may face additional barriers to securing housing compared to market-rate renters.
Verdict: Moderate risk for a first-time Section 8 landlord.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.