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Renew Group
Renew Group
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Boise, Idaho

BoiseResearchMethodology
MethodologyJuly 19, 2026· Renew

Research methodology and data sources

Renew Group's Boise investment research platform operates on a five-tier source hierarchy (GOVERNMENT → MLS → BROKER → SURVEY → OPERATOR) with explicit confidence labels on every metric, monthly to qu

Breadcrumb: Boise / Research / Methodology

Brief type: METHODOLOGY
Published: 2026-05-05
Read time: 8 minutes

Summary: Renew Group's Boise investment research platform operates on a five-tier source hierarchy (GOVERNMENT → MLS → BROKER → SURVEY → OPERATOR) with explicit confidence labels on every metric, monthly to quarterly update cadences by data type, and publication-safe standards requiring full citations before any claim reaches the site.

Source hierarchy

Every metric, ordinance reference, and market claim on this site traces to one of five source tiers. Higher tiers override lower tiers when conflicts arise. All sources are cited inline with name, date, and URL.

Tier 1: GOVERNMENT (canonical)

Official government sources are the foundation of all zoning, ordinance, demographic, and economic data. These sources are treated as canonical and are never contradicted by lower-tier sources.

Primary Boise sources:

Update cadence: Ordinances update on effective date (tracked via city council agendas). Census data updates annually (ACS 1-year) or decennially. FRED economic indicators update monthly.

Confidence level: VERIFIED. Government sources are accepted as fact unless explicitly labeled as projections or estimates.

Tier 2: MLS (market data)

Multiple Listing Service data and aggregated MLS-derived platforms provide current market conditions for pricing, inventory, and transaction velocity.

Primary Boise sources:

Update cadence: Monthly. Redfin and Zillow update mid-month with prior month's data. IMLS reports publish within 10 days of month-end.

Confidence level: VERIFIED for closed sales and list prices. ESTIMATED for forward-looking inventory projections or rental estimates derived from limited samples.

Tier 3: BROKER (institutional research)

Commercial real estate brokerages and research firms provide multifamily, land, and commercial market data not available via residential MLS.

Primary Boise sources:

Update cadence: Quarterly. Cushman & Wakefield publishes MarketBeats within 30 days of quarter-end.

Confidence level: VERIFIED for reported vacancy, absorption, and cap rates. ESTIMATED for forward projections or submarket breakouts with limited sample sizes.

Tier 4: SURVEY (third-party aggregators)

Survey-based platforms and third-party aggregators provide supplemental rental, STR, and investor sentiment data.

Primary Boise sources:

  • AirDNA (short-term rental performance data) · https://www.airdna.co/
  • Rentometer (rental comparables)
  • NARPM (National Association of Residential Property Managers) regional reports

Update cadence: Monthly to quarterly, depending on platform.

Confidence level: ESTIMATED. Survey data is directional and useful for trend analysis but not treated as canonical for underwriting.

Tier 5: OPERATOR (Renew internal analysis)

Renew Group's internal underwriting, deal flow, and market observations provide ground-truth context not available in public data. Operator insights are clearly labeled and never presented as verified fact.

Examples:

  • Flip ARV ranges by neighborhood (based on closed Renew transactions and active comps)
  • Entitlement timelines (based on direct experience with City of Boise PLD and PD processes)
  • Submarket demand signals (based on buyer inquiry volume and off-market deal flow)

Update cadence: Continuous. Operator takes are updated as new deals close or market conditions shift.

Confidence level: OPERATOR. These are interpretations, not facts. Always verify independently before acting.

Confidence labels

Every metric on this site carries one of four confidence labels:

VERIFIED

The metric is sourced from a Tier 1 (GOVERNMENT) or Tier 2 (MLS) source with a clear date and methodology. Example: "Boise median sale price: $495,000 (Redfin, March 2026)."

ESTIMATED

The metric is derived from a Tier 3 (BROKER) or Tier 4 (SURVEY) source, or is a projection/extrapolation from verified data. Example: "Ada County 2050 population: 715,820 (COMPASS projection, 2025)."

OPERATOR

The metric is based on Renew Group's internal analysis or deal flow. Example: "Bench flip ARV: $380K–$445K (Renew operator estimate, Q1 2026)."

DATED

The metric is verified but older than 6 months. Example: "3BR SFH average rent: $2,218/mo (Zillow Q2 2025, DATED)."

Dated metrics remain on the site with the DATED flag until a current source is available. They are not removed, as historical context is valuable for trend analysis.

Geographic scope definitions

Metrics are tagged with one of five geographic scopes:

City (Boise city limits)

Data specific to the City of Boise's incorporated boundaries. Example: "Boise population: 253,550 (COMPASS 2025)."

Metro (Boise MSA)

Data covering the Boise Metropolitan Statistical Area (Ada and Canyon Counties). Example: "Boise MSA unemployment: 3.4% (FRED, January 2026)."

County (Ada County)

Data specific to Ada County, which includes Boise, Meridian, Eagle, Kuna, and Star. Example: "Ada County population: 572,020 (COMPASS 2025)."

Neighborhood (Boise neighborhood)

Data specific to one of Boise's seven approved neighborhoods: North End, East End / Warm Springs, The Bench, West Boise, Hill Road / NW Boise, BSU Area, SE Boise. Example: "North End premium flip ARV: $780K–$1.1M+ (Renew operator estimate, Q1 2026)."

Zip (ZIP code)

Data tied to a specific ZIP code, used when neighborhood boundaries are ambiguous or when source data is only available at ZIP-code granularity.

Update cadence by data type

Data typeUpdate frequencyTrigger
OrdinancesAs enactedCity council agenda + effective date
Census populationAnnual (ACS 1-year)July release (prior year data)
MLS pricing/inventoryMonthlyMid-month (prior month data)
Multifamily vacancyQuarterly30 days post-quarter
UnemploymentMonthlyFRED release (prior month data)
Operator takesContinuousDeal close or market shift

Renew take: The site prioritizes recency over completeness. A DATED metric with a clear label is more useful than no metric at all. We do not remove historical data; we flag it and update when current sources are available.

Ordinance citation standards

Every zoning or ordinance reference on this site follows a strict citation format:

  1. Ordinance number or code section (e.g., "Boise City Code Title 11-04-03")
  2. Effective date (e.g., "effective July 1, 2025")
  3. Official source URL (e.g., https://codelibrary.amlegal.com/codes/boise_id/latest/boise/0-0-0-65305)
  4. Verification disclaimer (e.g., "Verify current standards at [URL] before any development decision.")

Non-negotiable rule: No ordinance claim reaches the site without all four elements. If the exact section number is not yet resolved, the content emits a `` flag and does not publish.

Example (correct):

"Accessory dwelling units are permitted in all residential zones under Boise City Code Title 11-04-03, effective July 1, 2025. Verify current standards at https://codelibrary.amlegal.com/codes/boise_id/latest/boise/0-0-0-65305 before any development decision."

Example (incorrect, will not publish):

"ADUs are allowed in most zones."

Metric citation standards

  1. Value (e.g., "$495,000")
  2. Source name (e.g., "Redfin")
  3. Date or period (e.g., "March 2026")
  4. Geographic scope (e.g., "Boise city limits")
  5. Confidence label (e.g., "VERIFIED")

Example (correct):

"Boise median sale price: $495,000 (Redfin, March 2026, VERIFIED)."

Example (incorrect, will not publish):

"Boise home prices are around $500K."

What this site does NOT do

  • Provide legal advice. All ordinance references are informational only. Consult a land-use attorney before any development decision.
  • Guarantee accuracy of third-party sources. We cite sources in good faith but do not control their methodologies.
  • Publish unverified claims. If a metric cannot be sourced, it does not appear on the site.
  • Publish "off-market" language in public copy. All public-facing content assumes the reader is a sophisticated investor who does not need promotional language.

Sources

All sources cited in this methodology page:

For questions about methodology or to report a sourcing error, contact research@renewregroup.com.

Navigation

  • change_type: created
  • change_summary: "Initial publication."
  • editor_name: "Renew"
  • change_date: 2026-05-05
Published research record · 0 metrics · 0 takes · 0 ordinancesMethodology
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