ZIP 83687 is both Zillow's ZIP market identifier and a Census ZCTA match; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP. At Zillow's supplied endpoint, ZORI is $1,747 per month. ZORI is a typical observed asking-rent index blended across rental types, rather than a census median or a bedroom-specific listing comp. For wider Zillow asking-rent context only, Nampa city is $1,626.458, Canyon County is $1,673, and the Boise City, ID metro is $1,874; each is a city, county, or metro context value rather than a ZIP measure. The immediate tension is therefore a ZIP asking-rent level above its city and county contexts but below the metro context.
The backward-looking history supports stable growth, but not a straight-line reading. Exact same-month annualized ZORI changes were 3.37% over 1 year, 3.09% over 3 years, and 4.17% over 5 years. Thus, the latest direction confirms a positive longer path while sitting below the 5-year pace rather than accelerating beyond it. Annualized monthly-return variability was 2.86%, maximum drawdown was -2.17%, and coverage was 95.1%; these figures limit the confidence a reader should place in one current snapshot despite broad history coverage. Transparent national discovery ranks among history-eligible ZIPs, where lower is higher, were 887 for momentum, 1,369 for stability, and 829 for balanced history. These are descriptive rankings and past measurements, not forecasts or investment recommendations.
The matched Census ZCTA is a separate evidence universe: ACS 2024 5-year median gross rent was $1,490 for occupied renter homes and includes selected utilities. The current ZORI stands 17.2% above that survey median, a comparison shaped by different timing, populations, and rent definitions rather than a conflict between like-for-like measures. ACS median household income was $76,682; arithmetic annual ZORI at a 30% share implies $69,880 of required income, and the resulting ZIP-level asking-rent-to-income screen is 27.3%. This is arithmetic, not advice or an applicant qualification rule. Separately, 42.7% of surveyed renter households reported gross-rent burdens at or above that threshold; this area-wide burden does not prove the affordability of a particular unit or household.
The bedroom view is a model, not a survey of measured bedroom rents. Scaling ZIP ZORI with the local HUD ladder produces modelled monthly ZIP estimates of $1,235 for a studio, $1,458 for one bedroom, $1,747 for two bedrooms, $2,447 for three bedrooms, and $2,926 for four bedrooms. These are modelled estimates, never measured bedroom rents. HUD FMR/SAFMR is an administrative, bedroom-specific standard—here supplied as a ZIP SAFMR or county-derived HUD ladder—not asking rent. The ladder is useful for maintaining relative bedroom scaling, but it neither measures current bedroom-specific listings nor changes the distinct ZORI, ACS, or HUD source definitions.
Housing-stock evidence comes from the matched ZCTA's ACS survey rather than a live availability count. It reports 15,519 housing units and a 27.7% renter share. The area-wide vacancy rate was 3.6%, with 111 vacant units classified for rent. That combination provides a scale and vacancy backdrop for rental evidence, but it cannot establish the vacancy, condition, rent, or leasing prospects of an individual address. The vacant-for-rent count is not a current listing feed, and renter share is not a statement about every property. These survey measures should therefore remain separate from both Zillow's asking-rent index and Redfin's resale observation.
The contextual comparison is mixed rather than uniformly strong or weak. The ZIP's Zillow asking-rent index is above the Nampa city and Canyon County Zillow contexts, yet below the Boise City, ID metro Zillow context; these are wider benchmarks, not substitutions for ZIP evidence. In ACS context, the ZIP's renter share is below Nampa city's and above Canyon County's, while its burden share is lower than both wider areas. Its vacancy rate is slightly above each of those city and county context rates. Those relative statements do not reconcile the different source universes: city and county ACS statistics are broader survey context, and metro figures likewise do not become a ZIP reading. They simply frame the ZIP's mix of asking-rent, household, and stock signals.
Direct ZIP resale evidence introduces the sharpest cross-market tension. In Redfin's direct rolling-three-month ZIP for-sale observation at the supplied endpoint, median sold price was $447,399, up 5.69% year over year; 390 homes sold with a 40-day median marketing time. Inventory was 203 homes and months of supply was 1.6, while average sale-to-list was 99.54% and 20.07% of sales were above list. These are resale liquidity and pricing signals, not rental transactions or rental comps. Annualized ZIP ZORI divided by median sold price produces a 4.69% cross-source screening ratio only. Resale price growth outpaced the latest asking-rent change, challenging any simple reading of stable asking-rent history as an all-purpose market measure; this ratio is not a cap rate, net return, expected return, property yield, or investment recommendation.
Decision use depends on preserving these boundaries. ZORI describes a current blended asking-rent index; ACS describes surveyed occupied renter homes and area stock; HUD provides an administrative bedroom standard; and Redfin describes ZIP for-sale activity. None replaces property-level evidence. A concrete review of a specific address would need its current advertised rent, bedroom configuration, utilities included, lease term, deposits and fees, listing availability, and directly comparable active or recently leased units, along with confirmation that the address is actually within the relevant ZIP and ZCTA geography. The history, affordability screen, and resale ratio are backward-looking or mechanical context, not forecasts, applicant rules, or recommendations. Does a particular listing's all-in terms and physical attributes align with these area-level signals without being mistaken for them?
","findings":[{"body":"Zillow ZORI at $1,747 is a current ZIP asking-rent index, not a measured rent for a standard unit. Its same-month history is positive across the 1-, 3-, and 5-year windows, although the newest pace is below the longer five-year pace. Observed variability and drawdown support a stable-growth description while still limiting precision around any individual current-month index reading.","title":"Asking-rent path remains positive"},{"body":"Matched-ZCTA ACS median gross rent is lower than ZORI, but the sources describe different rent concepts, time frames, and populations. The median-household-income arithmetic screen falls below the required-income threshold at the stated rent share. Yet a substantial portion of surveyed renter households reports burden at or above that threshold. That contrast is a population-level affordability signal, not a finding about a specific renter or lease.","title":"ACS affordability signal is internally mixed"},{"body":"Studio through four-bedroom estimates are modelled by applying the local HUD ladder to ZIP ZORI. They offer a consistent relative scale for the market-level index, including a two-bedroom estimate above the corresponding HUD standard. HUD FMR/SAFMR remains an administrative standard rather than an asking-rent observation, so the bedroom figures cannot stand in for listings, executed leases, or directly measured bedroom rents.","title":"Bedroom estimates preserve a HUD-derived shape"},{"body":"The rolling-three-month Redfin ZIP observation combines rising median sold price, reported sales volume, months of supply, and near-list sale pricing. Those signals refer only to for-sale transactions. Because resale price growth exceeded the latest asking-rent change, the rent-to-price calculation is best kept as a cross-source screen. It cannot identify rental economics or convert resale momentum into a rent forecast.","title":"Resale conditions are a separate tension"}],"risks":["ZORI, ACS gross rent, HUD standards, and Redfin resale metrics describe different populations, timing, and transaction types; cross-source comparisons remain screening context and cannot establish the rent or economics of a particular property.","Historical ZORI observations have high coverage but also nonzero variability and a recorded drawdown, so the current index should not be read as a lease quote, fixed value, or forecast of future asking rents.","ZCTA-level vacancy, vacant-for-rent counts, renter share, and burden describe area-wide survey conditions; none proves that a particular address is vacant, representative, available on stated terms, or affordable to a specific household.","The annualized-ZORI-to-sale-price screen combines independent rent and resale data without property-level operating information, and it is not a cap rate, net return, expected return, property yield, or investment recommendation."],"qa":[{"a":"The current figure is Zillow ZORI for ZIP 83687 at the supplied endpoint. Zillow defines this evidence here as a typical observed asking-rent index blended across rental types. It summarizes a market-level asking-rent signal and does not identify the asking rent, lease rent, utility package, or availability of a particular address.","q":"What does the current Zillow figure represent?"},{"a":"The income screen annualizes ZIP ZORI and compares it with median household income using the stated 30% arithmetic convention. Burden is a separate ACS survey measure for occupied renter households reporting gross rent, including selected utilities. Different populations and constructions allow the lower screening share and higher burden share to coexist without producing a unit-level conclusion.","q":"Why can the income screen look moderate while rent burden remains substantial?"},{"a":"No. The studio through four-bedroom amounts are modelled estimates created by scaling the blended ZIP ZORI with the local HUD ladder. HUD FMR/SAFMR is a bedroom-specific administrative standard, not asking rent. Accordingly, the estimates preserve a relative pattern but cannot replace current bedroom-specific listings, lease records, or direct rental comparables.","q":"Are the bedroom amounts measured ZIP rents?"},{"a":"It divides annualized ZIP ZORI by Redfin's direct ZIP median sold price, joining two sources that observe different markets. The resulting figure can screen the relationship between an asking-rent index and resale price, but it is neither a cap rate nor any form of property yield, net return, expected return, or forecast. Redfin's evidence remains for-sale evidence.","q":"What should be made of the Redfin rent-to-price screen?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback","release":"ZIP-CBSA 2025Q4 + SAFMR 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