Neighborhood
East End
Boise, Idaho US
East End, Boise, Idaho has a mixed investment profile with pricing about 8% above the city median and about 36% above the state median. Gross yield is 2.4%, while prices are up 6.1% over the past year. The neighborhood carries a Red Flag score of 71, walkability of 46, and education in the 69th percentile. One strength is the relatively strong education percentile; one risk is the elevated Red Flag score.
AI Summary•Updated May 2026
Area
6.56 mi²
ZIP Code
83712
County
Ada County
State
Idaho
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024
Verified Price · Median Sale
$894,734
YoY+6.1%
Gross Rental Yield
2.4%
Listed rent · ZORI annualized
Red Flag Index
High
71 / 100
Walkability Score
46
OpenStreetMap POI density · national percentile
Education Score
69 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
32
DistrictScore attractiveness · national model
East End Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for East End, Boise.
Unlock the East End 12-month price trend
See the full Verified vs Listed price history — free with a DistrictScore account.
Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $894,734 | +6.1% |
| Price / Sq Ft (Verified) | $414/sqft | +12.2% |
| Asking Rent (Median) | $1,805/mo | +5.0% |
| Gross Rental Yield | 2.4% | — |
| Liquidity Score | 17 / 100 | Low |
| Homes Sold (Period) | 29 | -34.1% |
Is East End Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Idaho crime context.
Unlock the East End hazard breakdown
See all eight FEMA hazard scores — free with a DistrictScore account.
Sign in to view — free What Stands Out AI Insight
Appreciating market — +6.1% sale-price YoY
Wildfire risk is Very High (100/100)
Flood risk is Very High (80/100)
Insights are generated from East End's live DistrictScore metrics.
East End Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Idaho-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20245.5 µg/m³ Meets EPA, above WHO guideline+9.6% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the East End centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 37% of U.S. neighborhoods.
Idaho Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 9.7 | 2.3 | -7.3% |
| 2023 | 10.6 | 2.4 | -9.5% |
| 2022 | 11.9 | 2.5 | +0.5% |
| 2021 | 12.1 | 2.4 | -7.2% |
| 2020 | 13.5 | 2.4 | -6.3% |
| 2019 | 14.8 | 2.3 | — |
Reported at the state level — the finest official US crime aggregation; East End inherits the Idaho figures.
Radon Potential
EPAZone 2
Zone 2 — Moderate potential · East End
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Walkability & Amenities in East End
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI46
Car-Dependent
Walkability Score
4
Grocery
22
Dining
2
Schools
0
Universities
8
Hospitals
2
Pharmacies
14
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within East End's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
East End vs Boise vs Idaho
How East End benchmarks against its city and state medians.
Unlock the East End benchmark
Compare East End against Boise and Idaho medians — free with a DistrictScore account.
Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Idaho tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.43% average effective rate (statewide average; set and collected locally).
State Income Tax
State income tax up to 5.695%; rental income is taxed at these rates.
State Capital Gains
Capital gains are taxed as ordinary income at state rates.
Transfer Tax
Real estate transfer tax: none statewide (local tax may apply).
Assessment Cap
No Proposition 13-style assessment cap; property is reassessed at market value.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents7
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
1031 State Conformity
The state conforms to the federal 1031 like-kind exchange rules.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Idaho property-tax guidance for foreign buyers
East End Real Estate FAQ
East End, Boise, Idaho shows a mixed profile. Pricing is about 8% above the city median and about 36% above the state median, gross yield is 2.4%, and prices are up 6.1% over the past year. The Red Flag score is 71, so the risk reading is elevated.
Neighborhoods near East End
Compare East End with nearby neighborhoods in Boise.
Unlock deeper insights on East End
Deeper data. Smarter decisions. Stronger returns.
Full Risk Reports
Tract-level hazards
Investment Score
AI-driven analysis
Export & Reports
PDF & Excel
Priority Support
Fast-track help
Get Pro Access7-day free trial. Cancel anytime.