Factors to Consider When Buying Investment Properties in Idaho

The process of buying an investment property is much more nuanced than purchasing a primary residence and requires careful consideration. There are many factors that can affect the success of your real estate investments. This blog post explores some of them as you pursue this endeavor as a real estate investor.

Investment Purpose

Defining your investment goals is a critical step in the process of buying an investment property. This essentially means determining what you hope to achieve with the property. Here are several common investment objectives you might consider:

  • Long-Term Appreciation: Some investors purchase residential property in areas that they expect real estate to appreciate with time. They plan to hold onto these properties for many years, allowing them to increase in value before selling for a profit.
  • Rental Property: Other investors look for properties they can rent out to generate steady monthly income. The goal here is often to cover the mortgage and other expenses, with any additional rental income serving as profit.
  • Flipping Properties: This entails purchasing a property, enhancing its value through renovations, and subsequently selling it for a higher price. The goal here is to make a quick profit, but it requires a good understanding of renovation costs and real estate market trends.
  • Diversification: Real estate can be a means to vary an investment portfolio. If other investments like a real estate investment trust are underperforming or the stock market is volatile, a steady real estate investment can offer stability.

By clearly defining your investment goals, you can make more informed decisions about what type of property to buy, where to buy it, and how much to spend. It also helps you gauge the level of risk you’re willing to take on and guides your strategy for managing the property. Bear in mind, your investment aspirations should work in conjunction with your financial strategy and long-term goals.

Down Payment

The down payment for an investment property is typically higher than that for a primary residence. While you can buy a home to live in with as little as 3% down (or even 0% in some cases), the minimum down payment for an investment property is often around 15-25%.

This difference is due to the perceived risk associated with investment properties. Typically, lenders perceive loans for investment purposes to carry more risk compared to those for primary residences. Investors may be more likely to default on their payments if the investment doesn’t go as planned. To offset this risk, lenders require a larger upfront investment.

Another factor is mortgage insurance. For a primary residence, if your down payment is less than 20%, you generally have the option to buy mortgage insurance. This safeguards the lender in case you fail to meet your loan obligations. However, mortgage insurance is typically not available for investment properties, hence the need for a larger down payment.

It’s also worth noting that the exact down payment requirement can vary depending on several factors, including the lender’s policies, the number of units in the property, and your creditworthiness. For instance, if you’re buying a multi-unit investment property, you may be required to put down 25% or more.

If you hold substantial equity in your primary home or another investment property, you can leverage it as a source of financing to generate your down payment.


The property’s location is a paramount factor that affects its value and attractiveness. Among the various aspects of location, proximity to good schools and local amenities are particularly important.

Proximity to Good Schools

For families with children, the caliber of nearby schools is frequently of high priority when selecting a residence. Real estate appreciates more often than not in top-rated school districts. Even if you’re renting out the property, tenants with children will likely be willing to pay a premium to live in a good school district. Additionally, properties in reputable school districts often retain their value well, even in a downturn.

Access to Local Amenities

Close proximity to amenities like shopping centers, parks, public transportation, restaurants, and healthcare facilities also enhances a property’s appeal. Such amenities can notably enhance the living standards of inhabitants, thereby increasing the appeal of properties to prospective buyers or tenants. For instance, rental properties near a grocery store or a popular dining precinct can attract those who value convenience and lifestyle amenities. Likewise, properties in close proximity to parks or recreational centers might attract individuals who love the outdoors.

In essence, the closer a property is to key amenities and reputable schools, the more likely it is to attract potential tenants or buyers, thereby increasing its value and profitability as an investment. It’s important to research and understand the unique selling points of each property’s location when assessing its potential as an investment.

The local crime rate

The local crime rate is a significant factor that potential tenants or buyers take into consideration when choosing a property. Areas with high crime rates can be less desirable due to concerns about safety and security, which can directly impact the marketability of your investment property.

  • Safety Concerns: If a neighborhood is known for frequent criminal activities, it may deter people from wanting to live there, no matter how attractive the property might be. Safety is a top priority for most individuals and families, so a high crime rate can significantly reduce the pool of potential renters or buyers.
  • Property Value: High crime rates can also negatively affect property values. In areas with ongoing issues related to crime, real estate prices may stagnate or even decrease over time. This could affect the profit from your investment should you sell it at a later date.
  • Insurance Rates: Crime rates can influence the cost of insurance. Properties in neighborhoods with high crime rates often face higher insurance premiums, which can eat into your profits as a landlord.
  • Tenant Turnover: Higher crime rates can lead to increased tenant turnover, which can result in more vacant periods and additional costs associated with finding new tenants.

While it’s important to consider crime rates when purchasing an investment property, it’s also worth noting that neighborhoods can change over time. Areas once considered high-crime may undergo revitalization efforts, leading to improved safety and increased property values. Thus, investing in such areas could potentially be financially beneficial with time. However, this entails a greater level of risk and necessitates thorough research and consideration.

Job market conditions

The job market in a particular area is a vital element to take into account in real estate investing. A strong job market can influence the demand for housing, affecting both rental and property values. Here’s how:

  • Attracting Tenants/Buyers: Areas with a robust job market tend to attract more people due to employment opportunities. This influx of workers often leads to an increased demand for housing, which can enhance the rental prospects of your property. If you’re planning to sell, a strong job market can also increase the pool of potential buyers.
  • Stable Rental Income: If the area has a healthy job market, tenants are more likely to have stable incomes, making them more reliable in terms of paying rent on time. This stability can lead to less turnover and more consistent rental income.

However, it’s essential to keep in mind that job markets can shift over time due to various factors like economic recessions, industry trends, and changes in business climates. Therefore, while a robust job market is a positive sign for real estate investors, it’s crucial to stay informed about potential changes that could impact the area’s employment landscape.

Rental landscape

Understanding the rental landscape is crucial to prosperous property investing. It can help you identify areas with strong rental demand, high occupancy rates, and favorable rent prices.

  • Vacancies: The vacancy rate in a particular area can give you a sense of the rental market’s health. High vacancy rates could indicate a lack of demand, which might mean you’ll have trouble finding tenants or may need to lower your rental price to attract them. On the other hand, low vacancy rates often suggest strong demand, potentially allowing you to charge higher rent and reduce the time your property sits empty between tenants.
  • Rent Prices: The prevailing rent prices in an area directly impact your potential income from an investment property. If the average rent in the area covers your mortgage payments, property taxes, insurance, maintenance, and other expenses, with some left over for profit, the investment could be worthwhile. However, if rent prices are too low to cover costs or provide a reasonable return, the investment might not be financially sound.

Condition of the property

The condition of a property plays a pivotal role in determining its value, appeal to potential tenants or buyers, and the associated maintenance costs.

  • Maintenance Costs: A property in poor condition may require significant upfront repair work and ongoing maintenance, which can add substantial costs. These can include everything from minor repairs like fixing leaks or painting walls, to major renovations like replacing the roof or updating an outdated kitchen. Such costs need to be factored into your budget as they can significantly impact the profitability of your investment.
  • Rental or Sale Price: The condition of a property can also influence the rental price you can demand or the selling price you can recieve. A well-maintained property can command higher rents or sale prices as it is more appealing to renters or buyers. They are often willing to pay a premium for properties that are move-in ready and require little to no immediate work.


Investing in a property involves multiple costs that must be considered in your fiscal strategy. Here are some of the common costs associated with an investment property:

  1. Purchase Costs: These real estate transaction costs include the purchase price of the property, closing costs such as legal fees and stamp duty, appraisal fees, and inspection fees.
  2. Mortgage Payments: If you’re financing your investment with a mortgage, you’ll have regular payments that include both principal and mortgage interest.
  3. Property Taxes: These are usually paid on an annual or semi-annual basis to your local government and can significantly differ based on the location and worth of the property.
  4. Insurance: This includes homeowners insurance to cover potential damages to the property, and possibly additional coverage like flood or earthquake insurance, depending on the location of the property.
  5. Maintenance and Repairs: Routine upkeep is essential to maintain the property in prime state and averts the development of more severe problems. Additionally, you’ll need to allocate funds for unanticipated repair costs.
  6. Management Fees: If you hire a property management company to handle tenant relations and property maintenance, you’ll need to pay them a percentage of the rental income.
  7. Marketing Costs: These are the costs associated with advertising your property to potential tenants, which could include professional photography, listing fees, and more.
  8. Utility Bills: Depending on the terms of your lease, you may be responsible for paying certain utility bills.
  9. HOA Fees: If your property is part of a homeowners association, regular fees for the upkeep of communal areas and facilities will be a necessity.
  10. Depreciation: While not a cash expense, it’s important to consider depreciation. Over time, the physical structures on a property lose value, which can impact your tax situation.

These costs can significantly impact your cash flow and the profitability of your investment, so it’s crucial to account for all potential expenses when evaluating an investment property.

Thorough due diligence is crucial before making an investment in Idaho’s real estate. This should include evaluating the property’s condition, understanding the local real estate market, assessing the rental landscape, and calculating all potential expenses. Proper due diligence can help you make informed decisions, mitigate risks, and ensure your investment yields a profitable return over time.

Choose Jaro Team for your residential real estate investment mortgage needs

With our extensive experience and deep understanding of the local real estate market, the Jaro Team is well-equipped to guide you through the complex process of securing an investment property mortgage. We are committed to delivering personalized services, devoting time to comprehend your unique investment objectives and financial circumstances. Our expertise allows us to advise on the mortgage options available to you, ensuring that the financial aspect of your investment aligns with your overall strategy.

Contact us today to discuss what’s possible.

Premier Mortgage Resources, LLC is not affiliated with or an agency of the federal government. All information contained herein is for informational purposes only and, while every effort has been made to ensure accuracy, no guarantee is expressed or implied. Underwriting approval required.  Any programs shown do not demonstrate all options or pricing structures.  Any rates, terms, programs, and underwriting policies are subject to change without notice.