Is Latah County, ID good for real estate investing?

Latah County has an investment score of 37/100, rated as "Avoid". The county ranks #764 nationally among 1000 counties analyzed.

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

The rent-to-price ratio in Latah County is 2.85% 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 $480,339. This ranks #926 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 $1,776/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Latah County

IdahoPopulation: 39,872

/100

Avoid

#764 of 1,000 counties

#40 in Idaho (43 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated September 7, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$480,339

Median Home Price

110% above national median

$1,141/mo

Median Rent

21% below national median

2.85%

Rent-to-Price Ratio

Top 99% nationally

-$1,776

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,141/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$360,254	-$1,147/mo	2.5%	-16.6%
Median typical MLS deal	$480,339	-$1,776/mo	1.9%	-19.3%
125% of median newer / premium	$600,424	-$2,406/mo	1.5%	-20.9%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$480,339

Down Payment (20%)$96,068

Loan Amount$384,271

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,141

Monthly P&I-$2,518

Est. Expenses (35%)-$399

Net Cash Flow-$1,776/mo

1.9%

Cap Rate (all cash)

-19.3%

Cash-on-Cash Return

2.85%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 1.9% 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

37/100

Cash Flow(30%)

14/100

Based on 2.85% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

55/100

Based on 0.5% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

31/100

Based on price relative to estimated local incomes.

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 (2.85%)
-Negative cash flow at typical financing (-$1,776/mo)
-Negative leverage (cap rate 1.9% < mortgage rate 6.9%)
-High price-to-income ratio makes financing challenging

Economic Indicators

Population

39,872

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You rely on FHA-style financing: prices are stretched relative to local incomes
−You want a market with broad institutional consensus on fundamentals

Compare to Nearby Counties

County					Verdict
BlaineID	41	$1,023,468	$2,880	3.38%	Avoid	View
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
PowerID	39	$257,342	Est. pending	—	Avoid	View
CurrentLatahID	37	$480,339	$1,141	2.85%	Avoid

The Bottom Line

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

Latah County in Idaho scores 37/100, ranking #764 of 1,000 US counties (top 98%). At 20% down and current rates, a median-priced rental loses about $1776/month; the 2.85% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-1,776/mo

Cap Rate

1.9%

Cash-on-Cash

-19.3%