Location: Bonner County, ID | Metro: Bonner 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 | $1,060 |
| 1 Bedroom | $1,070 |
| 2 Bedrooms | $1,400 |
| 3 Bedrooms | $1,940 |
| 4 Bedrooms | $2,310 |
| 5 Bedrooms | $2,680 |
| 6 Bedrooms | $3,002 |
| 7 Bedrooms | $3,242 |
| 8 Bedrooms | $3,404 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,400 | $674,894 | 0.21% | F |
| 3BR | $1,940 | $826,614 | 0.23% | F |
U.S. Census Bureau data (2024)
Dover, ID, in ZIP code 83825, is characterized by a small residential community with a total population of 226. The neighborhood has a relatively low percentage of renters at 9.9%, suggesting a predominantly owner-occupied area. The median household income in this region stands at $53,125, which is modest compared to the median home value of $761,679. This indicates that while the area is financially stable, it may not be particularly affordable for lower-income residents seeking homeownership.
Moving into the economic analysis of rental properties, the Fair Market Rent (FMR) for ZIP 83825 is set at $1,340 for the metro fiscal year 2026. However, the market rent data is currently unavailable, making it challenging to directly compare FMR with actual market rates. Given the high median home value, it's reasonable to infer that rental prices could be similarly elevated, potentially offering a premium rental market for those willing to invest in the area.
The question of whether this neighborhood suits a hands-off voucher operator or a hands-on value-add buyer hinges on the local rental dynamics. With only 9.9% of the population renting, there is limited demand for rental properties, which might make it difficult for hands-off operators who rely on steady occupancy rates to generate consistent cash flow. On the other hand, for hands-on investors looking to capitalize on the potential for higher rental yields, the area offers opportunities to add value through property improvements and strategic positioning within the premium rental segment.
In conclusion, ZIP 83825 presents a niche market for rental investment, driven by its high median home values and modest median income levels. While the low percentage of renters suggests a less active rental market, the Fair Market Rent of $1,340 points towards a potentially lucrative opportunity for hands-on investors who can navigate the complexities of a smaller rental pool and aim to capture the interest of tenants willing to pay premium rents.
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.