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

West End in Boise, Idaho has a gross yield of 4.1. It is priced about 8% below Boise and 15% above Idaho, with price growth of 0.1% over the past year. The Red Flag score is 48, and education is in the 69th percentile.

How has West End in Boise, Idaho performed over the past year?

West End in Boise, Idaho recorded price growth of 0.1% over the past year. It is priced about 8% below Boise and 15% above Idaho, with a gross yield of 4.1. The Red Flag score is 48, and walkability is 82.

What are the main strengths and risks in West End, Boise, Idaho?

West End in Boise, Idaho’s main strength is walkability of 82, supported by a gross yield of 4.1 and education in the 69th percentile. The main risk signal is the Red Flag score of 48, while prices rose 0.1% over the past year.

Neighborhood

West End

Boise, Idaho US

West End in Boise, Idaho presents a balanced profile with pricing about 8% below Boise and 15% above Idaho, a gross yield of 4.1, and price growth of 0.1% over the past year. Its main strength is walkability of 82, while the Red Flag score of 48 suggests moderate risk. Education is in the 69th percentile.

AI Summary•Updated May 2026

Area

5.41 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

48 / 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 End Property Prices & Rental Yield

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

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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 End Safe? Natural-Hazard Risk

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

Red Flag Breakdown

48 / 100

Moderate Risk

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

Earthquake80Very High

Heat60High

Strong Wind60High

Flood40Moderate

Wildfire40Moderate

Hail40Moderate

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.

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Tract-level hazard heatmap & parcel detail with Pro

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What Stands Out AI Insight

Highly walkable neighborhood — score 82/100

Active transaction volume — 106 homes sold last period

Dense amenities — 60 dining & 27 grocery options nearby

Earthquake risk is Very High (80/100)

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

West 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

2015–2024

6.0 µg/m³ Meets EPA, above WHO guideline+11.4% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the West End centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 51% 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 End inherits the Idaho figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · West End

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 odor3 nearbyVery High

Point-source screening near West End: 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 End

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

82

Very Walkable

Walkability Score

27

Grocery

60

Dining

17

Schools

1

Universities

14

Hospitals

4

Pharmacies

20

Parks

0

Rail Transit

1

Coworking

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

West End vs Boise vs Idaho

How West End benchmarks against its city and state medians.

Benchmark vs City & State

In West End, 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 End	$351/sqft	4.1%	33
Boise	$382/sqft	3.2%	32
Idaho	$304/sqft	4.2%	34

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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

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West End Real Estate FAQ

West End in Boise, Idaho shows a balanced profile with pricing about 8% below Boise and 15% above Idaho, plus a gross yield of 4.1. Prices rose 0.1% over the past year, while the Red Flag score is 48 and walkability is 82.

Neighborhoods near West End

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