Is Latah County, ID good for real estate investing?

Latah County has an investment score of 40/100, rated as "Avoid". The county ranks #714 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Latah?

The rent-to-price ratio in Latah County is 3.32% annually, which ranks in the 1th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Latah?

The median home price in Latah County is $459,315. This ranks #885 in affordability among all US counties.

Can you cash flow on rental properties in Latah?

Based on median values with 20% down at current rates, a typical rental in Latah County would generate negative cash flow of $1,581/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Latah County

IdahoPopulation: 39,872

/100

Avoid

#714 of 1,000 counties

#35 in Idaho (43 counties)

Market Snapshot

$459,315

Median Home Price

97% above national median

$1,272/mo

Median Rent

16% below national median

3.32%

Rent-to-Price Ratio

Top 99% nationally

-$1,581

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$459,315

Down Payment (20%)$91,863

Loan Amount$367,452

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,272

Monthly P&I-$2,408

Est. Expenses (35%)-$445

Net Cash Flow-$1,581/mo

2.2%

Cap Rate (all cash)

-18.0%

Cash-on-Cash Return

3.32%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.2% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

40/100

Cash Flow(30%)

20/100

Based on 3.32% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

64/100

Based on 1.4% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

26/100

Price-to-income ratio of 7.4x. Lower ratios indicate more affordable markets.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (3.32%)
-Negative cash flow at typical financing (-$1,581/mo)
-Negative leverage (cap rate 2.2% < mortgage rate 6.9%)
-High price-to-income ratio makes financing challenging

Economic Indicators

Population

39,872

Median Income

$62,258

vs $57,025 national est.

Unemployment Rate

—

Data pending

Price-to-Income

7.4x

Less affordable

Compare to Nearby Counties

County					Verdict
BlaineID	41	$1,023,468	$2,880	3.38%	Avoid	View
KootenaiID	41	$577,177	$1,795	3.73%	Avoid	View
CurrentLatahID	40	$459,315	$1,272	3.32%	Avoid
GemID	40	$462,903	$1,350	3.50%	Avoid	View
TetonID	40	$833,512	Est. pending	—	Avoid	View
AdamsID	40	$496,674	Est. pending	—	Avoid	View

The Bottom Line

AvoidLatah may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Latah County in Idaho scores 40/100, ranking #714 of 1,000 US counties (top 94%). The 3.32% rent-to-price ratio may require creative strategies or below-market purchases for positive cash flow. Current market conditions make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or all-cash purchases.

Monthly Cash Flow

$-1,581/mo

Cap Rate

2.2%

Cash-on-Cash

-18.0%

Ready to Analyze a Deal in Latah?

Use our investment calculators to run detailed numbers on specific properties.

Single Family1-4 unit rentals, BRRRR House HackOwner-occupied strategy Multifamily5+ unit properties

Explore Other Markets

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$459,315

Down Payment (20%)$91,863

Loan Amount$367,452

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,272

Monthly P&I-$2,408

Est. Expenses (35%)-$445

Net Cash Flow-$1,581/mo

2.2%

Cap Rate (all cash)

-18.0%

Cash-on-Cash Return

3.32%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 2.2% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

40/100

Cash Flow(30%)

20/100

Based on 3.32% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

64/100

Based on 1.4% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

26/100

Price-to-income ratio of 7.4x. Lower ratios indicate more affordable markets.

County

Verdict

BlaineID

$1,023,468

$2,880

3.38%

Avoid

View

KootenaiID

$577,177

$1,795

3.73%

Avoid

View

CurrentLatahID

$459,315

$1,272

3.32%

Avoid

GemID

$462,903

$1,350

3.50%

Avoid

View

TetonID

$833,512

Est. pending

—

Avoid

View

AdamsID

$496,674

Est. pending

—

Avoid

View

The Bottom Line

AvoidLatah may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Monthly Cash Flow

$-1,581/mo

Cap Rate

2.2%

Cash-on-Cash

-18.0%