FIPS 16001 · population 518,935 · part of Boise City, ID
The latest county-level Zillow ZORI is $1,926 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,170 | Ada County, ID | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,381 | Ada County, ID | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,655 | Ada County, ID | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,318 | Ada County, ID | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,772 | Ada County, ID | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 16001. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Ada County has a cash-flow-versus-entry-price tension. Zillow's 2026-06 median home value is $530,977, up 0.43%, against median asking rent of $1,926 and a 4.35% gross yield before costs. FHFA's 2025 repeat-transaction HPI rose 2.71%; its separate cumulative five-year measure uses a different vintage and method, so it must not be averaged with Zillow. Cash-flow-focused buyers should be cautious, while investors willing to investigate low pre-cost yield have a possible demand case, not a completed underwriting case.
That yield must be tested against costs. HUD's two-bedroom FMR is $1,655, a payment standard rather than market rent; the supplied rent-to-FMR ratio is 116.40%, not an asking-rent estimate. Effective property tax is 0.52%, with median annual tax of $2,655. The combination indicates gross income with limited room for vacancy, maintenance, insurance, management and financing costs. Net yield and DSCR cannot be computed because operating expenses and debt terms are not published.
Demand evidence is mixed but worth checking. QCEW's covered-worker record shows an average weekly wage of $1,417; it describes jobs located in Ada County, not resident employment or unemployment. Tax-return migration produced net inflow of 2,463, while incoming movers' average AGI exceeded that of outgoing movers by $8,793—supportive context, not proof of tenant demand. Realtor.com's 2026-06 MLS evidence shows active supply declined and 16.12% of listings had price reductions; these are visible-supply and seller-concession measures, not closed-sale prices or buyer demand. Investor purchases were 598 of 7,599 total purchases, or 7.87%, showing non-occupant participation without measuring this property's competition.
Risk limits the thesis. The modeled annual building-value loss ratio is 0.11%, and inland flood is the dominant hazard; the ratio is not an insurance quote or parcel-specific exposure. Before underwriting, obtain flood-zone and drainage data, insurance premiums and deductibles, condition and capital needs, vacancy and operating expenses, financing terms, and closed-sale and lease comparables. Without them, the record cannot establish net yield, DSCR, flood-adjusted carrying cost, or durable rents. It also does not make Ada County representative of Boise City.
This view uses 12 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
In the selected direct-evidence matches, Zillow ZORI—the typical observed asking-rent index—ran from $1,565 to $2,426 in June 2026: an $861 spread with a $1,891.50 median. Ada County’s Zillow index was $1,926, inside that span. This is a meaningful dispersion for a renter or housing provider deciding whether a specific listing fits a budget; it argues for testing the unit’s own ask rather than assuming one county price. Annual ZORI movement ranged from 3.4% to 8.6%, versus 5.2% countywide. Those changes describe trailing index movement, not a forecast or a guaranteed renewal outcome.
The three rent references answer different questions and should not be combined. HUD’s FY2026 two-bedroom FMR is $1,655 for the shown entries, a bedroom-specific administrative standard rather than an observed asking rent. The selected ZORI-to-HUD relationship spans 94.6% to 146.6%, a useful screen for identifying where the two benchmarks differ but not a prediction of what a unit will lease for. Separately, ACS 2024 five-year ZCTA median gross rent ranges from $1,232 to $2,065, while the county estimate is $1,577. That survey measure has a different time frame and geography from both Zillow’s current index and HUD’s standard.
Burden and vacancy do not form a simple trade-off in these ACS five-year ZCTA estimates. The reported renter burden share ranges from 35.5% to 57.8%, and vacancy from 2.2% to 8.2%. ZIP 83713 pairs the upper burden end with the lower vacancy end, an observation that does not establish why the measures coincide. The packet’s annual income screen at a 30% rent share runs from $62,600 to $97,040 for the current index, versus median household income estimates of $64,731 to $128,822. These are area-level survey and index comparisons—not renter-only household budgets or unit-level availability—so use them to bound a search, then verify the applicant’s income and the actual lease payment.
Coverage and geography limit the reading. The selection contains 12 of 14 eligible direct-ZORI ZIP/ZCTA matches and 54,674 renter households; it is not an exhaustive county or property inventory. Census ZCTAs are statistical areas, not USPS delivery ZIPs. Because ZIPs can cross county lines, display assignment uses the county with the largest HUD residential-address share; that share is as low as 84.5% for ZIP 83716. Before acting on a listing, verify its exact address and county location, bedroom count, advertised rent, availability date, utilities and recurring fees, deposits, lease term, and income or occupancy rules. Keep the unit quote separate from Zillow’s index, the ACS survey estimate, and HUD’s two-bedroom standard.
14 ZIP profiles passed the county gate; the 12 with the most renter households are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 83706 | $1,898 | $1,431 | $1,655 | 41.7% | 8.2% | $76k | 100.0% |
| 83642 | $1,885 | $1,742 | $1,655 | 50.1% | 3.1% | $75k | 100.0% |
| 83704 | $1,593 | $1,490 | $1,655 | 48.8% | 4.0% | $64k | 100.0% |
| 83702 | $1,751 | $1,243 | $1,655 | 42.4% | 8.2% | $70k | 100.0% |
| 83705 | $1,565 | $1,232 | $1,655 | 55.7% | 6.0% | $63k | 100.0% |
| 83646 → | $2,338 | $1,892 | $1,655 | 45.4% | 3.6% | $94k | 100.0% |
| 83709 | $2,115 | $1,803 | $1,655 | 42.4% | 2.8% | $85k | 100.0% |
| 83714 | $1,829 | $1,512 | $1,655 | 52.1% | 3.3% | $73k | 99.7% |
| 83703 | $1,768 | $1,432 | $1,655 | 56.9% | 2.3% | $71k | 100.0% |
| 83713 | $1,980 | $1,794 | $1,655 | 57.8% | 2.2% | $79k | 100.0% |
| 83616 | $2,101 | $1,759 | $1,655 | 54.3% | 5.3% | $84k | 99.9% |
| 83716 | $2,426 | $2,065 | $1,655 | 35.5% | 7.9% | $97k | 84.5% |
Open a five-digit report for asking rent, affordability, rent history and resale liquidity. Each row keeps its ZIP/ZCTA measurement scope.
| ZIP report | City label | Zillow rent | 1Y change | ACS burden 30%+ | Population |
|---|---|---|---|---|---|
| ZIP 83646 rental reportAda County | Meridian, ID | $2,338 | ▲ 3.4% | 45.4% | 76,023 |
| ZIP 83634 rental reportAda County | Kuna, ID | $2,239 | ▲ 3.6% | 23.9% | 36,286 |
| ZIP 83616 rental reportAda County | Eagle, ID | $2,101 | ▲ 5.1% | 54.3% | 35,413 |
| ZIP 83642 rental reportAda County | Meridian, ID | $1,885 | ▲ 4.8% | 50.1% | 62,279 |
Zillow ZORI is an asking-rent index. ACS burden and population describe the Census ZCTA; missing observations remain n/a.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.113% of building value expected lost per year
$2,655 median annual bill
16,612 in · 14,149 out
$81,917 arriving · $73,124 leaving
598 of 7,599 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Ada County | 518,935 | $531k | $1,926 | 4.3% | inland flooding |
| Canyon County | 250,790 | $421k | $1,673 | 4.8% | inland flooding |
| Gem County | 20,614 | $488k | $1,490 | 3.7% | wildfire |
| Owyhee County | 12,503 | $447k | n/a | n/a | inland flooding |
| Boise County | 8,273 | $490k | n/a | n/a | wildfire |
Use the published median asking rent as market-rent evidence, while keeping HUD FMR separate as a payment standard rather than a market-rent estimate.
No. The record provides gross yield before costs but does not publish operating expenses, vacancy, financing terms or debt service.
Verify the parcel's flood zone and drainage conditions, then obtain property-specific insurance premiums and deductibles; the record identifies inland flood as dominant but provides no insurance quote.