What is the rental yield in West Downtown, Boise, Idaho?

The gross yield in West Downtown, Boise, Idaho is 4.1. Pricing is 8% below the city and 15% above the state, while prices are up 0.1% over the past year, walkability is 77, education is in the 69th percentile, and the Red Flag score is 49.

How has pricing changed in West Downtown, Boise, Idaho over the past year?

Prices in West Downtown, Boise, Idaho are up 0.1% over the past year. The neighborhood is priced 8% below the city but 15% above the state, with a gross yield of 4.1, walkability of 77, education in the 69th percentile, and a Red Flag score of 49.

How does West Downtown, Boise, Idaho compare with Boise and Idaho?

West Downtown, Boise, Idaho is priced 8% below Boise but 15% above Idaho. It also has a gross yield of 4.1, prices up 0.1% over the past year, walkability of 77, education in the 69th percentile, and a Red Flag score of 49.

Neighborhood

West Downtown

Boise, Idaho US

West Downtown, Boise, Idaho has a balanced investment profile with pricing 8% below the city but 15% above the state, a gross yield of 4.1, and prices up 0.1% over the past year. Walkability is 77 and education is in the 69th percentile, while the Red Flag score of 49 suggests a moderate risk level. The main strength is the combination of walkability and steady pricing; the main risk is the middling yield relative to a higher-risk score.

AI Summary•Updated May 2026

Area

1.95 mi²

ZIP Code

83706

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 PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$558,834

YoY+0.1%

Gross Rental Yield

4.0%

Listed rent · ZORI annualized

Red Flag Index

Moderate

49 / 100

Walkability Score

Very Walkable

OpenStreetMap POI density · national percentile

Education Score

69 / 100

Good · better than 69% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

West Downtown Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for West Downtown, Boise.

Unlock the West Downtown 12-month price trend

See the full Verified vs Listed price history — free with a DistrictScore account.

Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$558,834	+0.1%
Price / Sq Ft (Verified)	$351/sqft	+2.9%
Asking Rent (Median)	$1,886/mo	+3.0%
Gross Rental Yield	4.0%	—
Liquidity Score	33 / 100	Moderate
Homes Sold (Period)	106	-4.5%

Is West Downtown Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Idaho crime context.

Red Flag Breakdown

49 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Earthquake80Very High

Flood60High

Heat60High

Strong Wind60High

Hail40Moderate

Wildfire20Low

Tornado20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Idaho averaged 9.7 crimes and 2.3 violent per 1,000 residents (-7.3% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

Unlock the full risk report for West Downtown

Tract-level hazard heatmap & parcel detail with Pro

Unlock the West Downtown hazard breakdown

See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Highly walkable neighborhood — score 77/100

Active transaction volume — 106 homes sold last period

Dense amenities — 42 dining & 11 grocery options nearby

Earthquake risk is Very High (80/100)

Insights are generated from West Downtown's live DistrictScore metrics.

West Downtown 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

2015–2024

5.7 µg/m³ Meets EPA, above WHO guideline+9.3% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the West Downtown centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 44% of U.S. neighborhoods.

Idaho Crime Trend

FBI UCR

20132024

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; West Downtown inherits the Idaho figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · West Downtown

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor1 nearbyHigh

Point-source screening near West Downtown: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in West Downtown

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

77

Very Walkable

Walkability Score

11

Grocery

42

Dining

9

Schools

1

Universities

5

Hospitals

3

Pharmacies

15

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within West Downtown's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

West Downtown vs Boise vs Idaho

How West Downtown benchmarks against its city and state medians.

Benchmark vs City & State

In West Downtown, the median sale price sits about 8% below the median for Boise neighborhoods and about 15% above the statewide median. Gross rental yield is 4.1%, against 3.2% for Boise neighborhoods and 4.2% statewide. Over the past 12 months, prices were broadly flat. Transaction liquidity sits in line with the median for Boise neighborhoods and in line with the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
West Downtown	$351/sqft	4.1%	33
Boise	$382/sqft	3.2%	32
Idaho	$304/sqft	4.2%	34

Unlock the West Downtown benchmark

Compare West Downtown against Boise and Idaho medians — free with a DistrictScore account.

Buying 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 & Ownership

Applies 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

Latest Boise Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

West Downtown Real Estate FAQ

West Downtown, Boise, Idaho has a gross yield of 4.1 and prices up 0.1% over the past year. Pricing is 8% below the city but 15% above the state, with walkability of 77, education in the 69th percentile, and a Red Flag score of 49.

Neighborhoods near West Downtown

Compare West Downtown with nearby neighborhoods in Boise.

Unlock deeper insights on West Downtown

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.