Location: Boundary County, ID | Metro: Boundary 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 | $770 |
| 1 Bedroom | $780 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,410 |
| 4 Bedrooms | $1,700 |
| 5 Bedrooms | $1,972 |
| 6 Bedrooms | $2,209 |
| 7 Bedrooms | $2,386 |
| 8 Bedrooms | $2,505 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,410 | $484,112 | 0.29% | F |
U.S. Census Bureau data (2024)
The market analysis for Section 8 investors in ZIP code 83845, located in Boundary County, ID, reveals a favorable environment for rental properties. The HUD Fair Market Rent (FMR) for the area is set at $970 for fiscal year 2026, which is significantly higher than the market rent of $742 based on Census ACS data. This means that voucher tenants will typically cashflow positively at the HUD FMR rate, providing a stable income stream for landlords and small-portfolio investors.
To further understand the investment potential, consider the median home value of $441,292. Using this figure, we can calculate a rent-to-price ratio. With an average monthly rent of $742, the annual rent would be approximately $8,904, resulting in a rent-to-price ratio of about 2%. This ratio suggests that the cost of renting is relatively low compared to the cost of buying, making it less likely for potential homeowners to choose renting over purchasing. However, given the higher FMR for voucher holders, the rental market remains attractive for those seeking subsidized housing.
The dynamics between rental and home purchase markets are crucial for investors. In ZIP 83845, the median Days on Market (DOM) for homes is not available, nor is the percentage of homes that experienced price cuts. Despite these missing figures, the higher FMR compared to the market rent indicates that voucher tenants can support positive cash flow without requiring premium units. This scenario benefits investors looking for steady returns without the need for extensive property upgrades or high-end renovations.
The strongest investor angle in ZIP 83845 is cashflow. Given the disparity between the HUD FMR and the market rent, landlords can expect consistent positive cash flow from voucher tenants, making this area particularly appealing for those focused on generating reliable rental income.
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.