At $1,972 per month in June 2026, the Zillow ZIP-level ZORI for 83815 produces a $78,880 annual income figure under a 30% screen, compared with $77,864 median household income in the matched Census ZCTA. The screen merely annualizes the monthly index and divides by its stated share; it is arithmetic, not advice or an applicant qualification rule. Its resulting 30.4% asking-rent-to-income comparison is a broad area metric, not a household budget. This label 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. Zillow ZORI is a typical observed asking-rent index blended across rental types, not the price or affordability of any particular unit.
History gives a different kind of signal: the current index rose 5.0% on an exact same-month basis over one year, versus annualized gains of 4.2% over three years and 1.9% over five years. Recent direction therefore confirms, rather than breaks from, the longer upward path, although the latest pace is faster than the five-year result. The record has 100% coverage. Annualized monthly-return variability is 3.8%, and maximum drawdown was negative 7.9%, supporting the high-variability category. These are backward-looking measurements, not forecasts or investment recommendations. The variation means a reader should place less confidence in one current ZORI snapshot as a stable near-term level than its point estimate alone suggests.
The gap between source universes is substantial. The matched Census ZCTA’s ACS 2024 five-year median gross rent is $1,574, which is 25.3% below the ZIP asking-rent index. ACS median gross rent is a five-year survey of occupied renter homes and includes selected utilities; its survey population, utility treatment, and multiyear timing differ from Zillow’s current asking-rent universe. The FY2026 local HUD two-bedroom FMR/SAFMR standard is $1,547, and the ZIP ZORI is 27.5% above it. HUD FMR/SAFMR is an administrative bedroom-specific standard, not asking rent. The three figures can coexist without conflict because each has a distinct definition, and none reports the rent, utilities, or lease terms of a specific home.
The bedroom view deliberately translates rather than observes rents. Scaling the ZIP ZORI by the relative rungs of the local HUD ladder produces modelled monthly ZIP estimates of $1,406 for a studio, $1,660 for a one-bedroom, $1,972 for a two-bedroom, $2,743 for a three-bedroom, and $3,308 for a four-bedroom. The local HUD ladder supplies the relative pattern; ZORI supplies the ZIP-level anchor. Thus the two-bedroom modelled amount matches the headline index by construction, not because ZORI measures a two-bedroom listing. These are modelled estimates, never measured bedroom rents, and they should not be read as observed price quotes for available units.
ACS burden and stock figures add scale but not unit-specific proof. Of 5,621 occupied renter homes in the ZCTA survey, 3,154—or 56.1%—are reported as spending 30% or more of income on rent. That is a survey distribution across renter households, not evidence that an individual applicant or particular apartment is burdened. The area contains 17,693 housing units; 1,036 units are vacant, yielding a 5.9% overall vacancy rate, and renters occupy 33.7% of occupied homes. The stock includes both single-family and large multifamily units. The survey places 438 units in the vacant-for-rent classification. That classification and the overall rate describe categories of the stock, not confirmed immediate availability, rent, or terms for a specific unit.
Wider comparisons show that this ZIP’s current index is not the same as its surrounding geography. For wider context only, the Coeur d'Alene city context rent is $1,807, while both the Kootenai County context rent and the Coeur d'Alene, ID metro context rent are $1,829. The ZIP Zillow index is above each context rent, but city, county, and metro values do not replace the ZIP-level observation or establish a rent for any individual home. The city, county, and metro scopes are broader context only; they should not be merged with the matched ZCTA’s survey estimates, HUD standard, or ZIP source universe.
Finally, the history’s transparent national discovery ranks among history-eligible ZIPs are 418 for momentum, 2,502 for stability, and 1,181 for the balanced measure; a lower rank is higher. These labels are comparative discovery tools, not forecasts, and the weaker stability placement is consistent with the variability and drawdown already reported. Limits remain important: ZORI is a blended asking-rent index, ACS is a multiyear ZCTA survey with sampling uncertainty, HUD is a standard, and all broader values are context. To connect these measures to a property, check the currently listed rent and date, exact bedroom count, included utilities, lease duration, availability, concessions, deposits, and recurring fees. Does the listing’s documented price and terms fit the source universe being compared?
","findings":[{"body":"Zillow’s current ZIP index creates an annual income screen just above the matched ZCTA median household income. That tension is meaningful at area scale, but it cannot describe a renter’s earnings, household size, utilities, debts, subsidy status, or an owner’s screening criteria. The screen is arithmetic rather than a recommendation or qualification test.","title":"Income screen sits near the area median"},{"body":"Exact same-month growth was stronger over the latest year than across the longer annualized horizons, so recent direction still aligns with the historical upward path. Yet the high-variability classification, annualized return variability, and maximum drawdown show that the historical series has not been uniformly smooth. Those facts are descriptive history, not a rent forecast or investment signal.","title":"Recent growth continues an uneven upward path"},{"body":"Current ZORI, ACS median gross rent, and HUD FMR/SAFMR must remain separate comparisons. ZORI is a blended asking-rent index, ACS surveys occupied renter homes and selected utilities over multiple years, and HUD supplies an administrative bedroom standard. The apparent gaps therefore reflect definitions, timing, and populations as well as price levels; they do not identify a unit-level lease quote.","title":"Rent measures answer different questions"},{"body":"More than half of surveyed renter households are in the reported burden category, while the area-level vacancy and vacant-for-rent counts describe the housing stock. Neither statistic proves that a particular renter is burdened or that a particular home can be leased. The property-level listing, utility treatment, availability, concessions, and fees still determine the terms that an individual would encounter.","title":"Burden and vacancy are area indicators"}],"risks":["Zillow’s blended ZIP asking-rent index may move differently from the rent on a specific advertised home because rental types, listing dates, concessions, utilities, and lease terms may differ.","ACS estimates are a multiyear survey for a statistical ZCTA, with sampling uncertainty and selected-utility treatment; they cannot establish current rent, burden, or availability for a particular USPS delivery address.","Overall vacancy and the vacant-for-rent category describe survey classifications of stock, not a live inventory feed, so they do not prove a listed unit is available or attainable.","HUD ladder scaling generates comparable modelled bedroom estimates, but those estimates inherit the ZIP index and administrative standard and should not be treated as measured bedroom-specific asking rents."],"qa":[{"a":"In this report, 83815 is simultaneously Zillow’s ZIP market identifier for ZORI and the matched Census ZCTA used for ACS data. The match makes cross-source comparison possible, but a ZCTA is a statistical area rather than an identical map of USPS delivery ZIP addresses. City, county, and metro figures remain separate wider-context values.","q":"What geographic area does 83815 represent in this report?"},{"a":"The bedroom figures are modelled monthly ZIP estimates. They start with the ZIP-level ZORI anchor and scale it using the relative increments in the local HUD bedroom ladder. They are not measured rents drawn from studio, one-bedroom, or larger-bedroom listings. The two-bedroom result matches the ZORI anchor by construction, not because the index observes only that bedroom type.","q":"How are the bedroom rent estimates produced?"},{"a":"No. The screen converts the stated monthly asking-rent index into an annual income amount using the specified share of income. It is a transparent arithmetic comparison to area median household income, not advice, an applicant qualification rule, or evidence about a renter’s earnings, expenses, household composition, subsidy, or a landlord’s actual criteria.","q":"Does the required-income screen decide whether someone qualifies?"},{"a":"They show the path to the current reading, including same-month changes, variability, drawdown, coverage, and national discovery ranks among history-eligible ZIPs. The recent direction aligns with the longer rise, while the variability and drawdown argue against treating one current snapshot as a stable near-term level. These measurements are backward-looking, not forecasts or investment recommendations.","q":"How should the historical metrics affect interpretation of the current ZORI?"}],"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 FY2026","pulledAt":"2026-07-26","url":"https://www.huduser.gov/portal/datasets/usps_crosswalk.html"},{"key":"realtor_county","name":"Realtor.com Economic Research — county listing inventory","release":"county inventory 2026-06","pulledAt":"2026-07-28","url":"https://www.realtor.com/research/data/"},{"key":"redfin","name":"Redfin Data Center — inventory, days on market, and price cuts","release":"metro tracker through 2026-05-01","pulledAt":"2026-07-26","url":"https://www.redfin.com/news/data-center/"},{"key":"redfin_zip","name":"Redfin Data Center — ZIP resale activity and supply","release":"ZIP rolling 3 months through 2026-06-30; updated 2026-07-03","pulledAt":"2026-08-12","url":"https://www.redfin.com/news/data-center/"},{"key":"zillow_county","name":"Zillow ZHVI and ZORI — county values and rents","release":"county ZHVI/ZORI 2026-06","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori","name":"Zillow ZORI — metro market rents","release":"Metro_zori_uc_sfrcondomfr_sm_sa_month.csv","pulledAt":"2026-07-26","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_city","name":"Zillow ZORI — city market rents","release":"zillow_zori_city.csv","pulledAt":"2026-07-29","url":"https://www.zillow.com/research/data/"},{"key":"zillow_zori_zip","name":"Zillow ZORI — ZIP market rents","release":"ZORI ZIP 2026-06","pulledAt":"2026-08-08","url":"https://www.zillow.com/research/data/"}],"history":[{"period":"2021-03-01","rent":1604.016021},{"period":"2021-04-01","rent":1670.298689},{"period":"2021-05-01","rent":1748.666816},{"period":"2021-06-01","rent":1796.401043},{"period":"2021-07-01","rent":1800.239426},{"period":"2021-08-01","rent":1772.020122},{"period":"2021-09-01","rent":1789.266069},{"period":"2021-10-01","rent":1806.851352},{"period":"2021-11-01","rent":1838.481236},{"period":"2021-12-01","rent":1824.834987},{"period":"2022-01-01","rent":1821.16013},{"period":"2022-02-01","rent":1833.943799},{"period":"2022-03-01","rent":1854.48235},{"period":"2022-04-01","rent":1877.094651},{"period":"2022-05-01","rent":1887.846661},{"period":"2022-06-01","rent":1886.851832},{"period":"2022-07-01","rent":1867.962301},{"period":"2022-08-01","rent":1850.798691},{"period":"2022-09-01","rent":1834.968758},{"period":"2022-10-01","rent":1814.885968},{"period":"2022-11-01","rent":1795.838511},{"period":"2022-12-01","rent":1790.128231},{"period":"2023-01-01","rent":1797.899616},{"period":"2023-02-01","rent":1793.779192},{"period":"2023-03-01","rent":1787.1379},{"period":"2023-04-01","rent":1761.993768},{"period":"2023-05-01","rent":1738.576157},{"period":"2023-06-01","rent":1741.050982},{"period":"2023-07-01","rent":1740.640138},{"period":"2023-08-01","rent":1763.577862},{"period":"2023-09-01","rent":1762.260005},{"period":"2023-10-01","rent":1783.583108},{"period":"2023-11-01","rent":1779.48699},{"period":"2023-12-01","rent":1792.097564},{"period":"2024-01-01","rent":1787.269741},{"period":"2024-02-01","rent":1784.504872},{"period":"2024-03-01","rent":1778.376347},{"period":"2024-04-01","rent":1787.174092},{"period":"2024-05-01","rent":1797.691621},{"period":"2024-06-01","rent":1796.572324},{"period":"2024-07-01","rent":1819.360667},{"period":"2024-08-01","rent":1833.361442},{"period":"2024-09-01","rent":1856.358319},{"period":"2024-10-01","rent":1839.011988},{"period":"2024-11-01","rent":1836.258822},{"period":"2024-12-01","rent":1830.477915},{"period":"2025-01-01","rent":1838.872235},{"period":"2025-02-01","rent":1841.49794},{"period":"2025-03-01","rent":1856.283078},{"period":"2025-04-01","rent":1855.81539},{"period":"2025-05-01","rent":1869.034793},{"period":"2025-06-01","rent":1877.835642},{"period":"2025-07-01","rent":1872.555452},{"period":"2025-08-01","rent":1863.898859},{"period":"2025-09-01","rent":1859.894033},{"period":"2025-10-01","rent":1876.870212},{"period":"2025-11-01","rent":1895.649635},{"period":"2025-12-01","rent":1908.224465},{"period":"2026-01-01","rent":1916.236471},{"period":"2026-02-01","rent":1930.510804},{"period":"2026-03-01","rent":1937.926438},{"period":"2026-04-01","rent":1954.533689},{"period":"2026-05-01","rent":1960.700695},{"period":"2026-06-01","rent":1972.306043}],"historySummary":{"pointCount":64,"firstPeriod":"2021-03-01","latestPeriod":"2026-06-01","coverageMonths":64,"coverageRatio":1,"changes":{"1":{"years":1,"startPeriod":"2025-06-01","endPeriod":"2026-06-01","startRent":1877.835642,"endRent":1972.306043,"change":0.050308130747472646,"cagr":0.050308130747472646},"3":{"years":3,"startPeriod":"2023-06-01","endPeriod":"2026-06-01","startRent":1741.050982,"endRent":1972.306043,"change":0.13282497950424754,"cagr":0.042447692400641834},"5":{"years":5,"startPeriod":"2021-06-01","endPeriod":"2026-06-01","startRent":1796.401043,"endRent":1972.306043,"change":0.09792078483000521,"cagr":0.018859270394729677}},"maxDrawdown":-0.07906918876606794,"annualizedVolatility":0.03832038800992879,"consecutiveReturnCount":63}}