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    For Sale (46)

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    Garden Valley Land For Sale
    $269,000
    3.41 Acres

    Garden Valley Land For Sale

    3.41 acres near Payette River, Garden Valley shops, dining.

    7 Pine Grove Dr, Garden Valley, ID 83622
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    Turn-Key Tri-Plex Income Property
    $639,999
    1,592 SF

    Turn-Key Tri-Plex Income Property

    Well-maintained three-unit property with updated interiors, shared laundry, and a fully fenced backyard for expansion potential.

    1818 W Washington St, Boise, ID 83702
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    McCall Land for Outdoor Recreation
    $265,000
    1.00 Acre

    McCall Land for Outdoor Recreation

    Land in Valley County near Tamarack, McCall, and Jug Mountain.

    Mdw Vw Ln, McCall, ID 83638
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    Residential Land in Valley County
    $300,000
    1.02 Acres

    Residential Land in Valley County

    Land for sale in River Fork Ranch community, McCall, ID.

    Mdw Vw Ln, McCall, ID 83638
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    Horseshoe Bend Land with Views
    $165,000
    3.46 Acres

    Horseshoe Bend Land with Views

    3.46 acre lot with panoramic mountain views near Eagle.

    1 Deirdre Ln, Horseshoe Bend, ID 83629
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    Donnelly, ID Vacant Land
    $215,000
    0.42 Acres

    Donnelly, ID Vacant Land

    0.42-acre lot near Tamarack Resort with mountain views.

    12965 S Norwood Rd, Donnelly, ID 83615
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    Land in River Fork Ranch
    $255,000
    1.24 Acres

    Land in River Fork Ranch

    Land for sale in Valley County near outdoor recreation hubs.

    Riv Run Ln, McCall, ID 83638
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    Entitled Mixed-Use Development Site
    $765,000
    1.56 Acres

    Entitled Mixed-Use Development Site

    Nearly shovel-ready commercial site with approved plans for storage units and live-work residences, plus key infrastructure approvals.

    4 Pleasant Acres Dr, Lake Fork, ID 83638
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    Middleton, ID Land For Sale
    $299,900
    2.64 Acres

    Middleton, ID Land For Sale

    2.643 acre homesite in luxury mountain modern community.

    8202 Quail Hollow Dr, Middleton, ID 83644
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    Land in River Fork Ranch
    $235,000
    1.00 Acre

    Land in River Fork Ranch

    Land for sale in Valley County near outdoor recreation hubs.

    Riv Run Ln, McCall, ID 83638
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    Prime Land in Boise Foothills
    $5,110,000
    20.44 Acres

    Prime Land in Boise Foothills

    Large undeveloped parcel in a sought-after Boise location.

    5700 W Dry Creek Rd, Boise, ID 83714
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    Emmett, Idaho Land Parcel
    $300,000
    5.01 Acres

    Emmett, Idaho Land Parcel

    5-acre land parcel in Emmett, Idaho, with no HOA.

    3680 Lexington Ln, Emmett, ID 83617
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    Emmett, Idaho Land Opportunity
    $300,000
    5.00 Acres

    Emmett, Idaho Land Opportunity

    5-acre land parcel in Emmett, Idaho, build your dream home.

    3700 Lexington Ln, Emmett, ID 83617
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    Land in River Fork Ranch
    $250,000
    1.00 Acre

    Land in River Fork Ranch

    Land for sale in Valley County near outdoor recreation hubs.

    Riv Run Ln, McCall, ID 83638
    View details
    Banbury Estate Lot Opportunity
    $1,399,900
    1.00 Acre

    Banbury Estate Lot Opportunity

    One-acre estate lot in Eagle's prestigious Banbury community.

    1399 W Newfield Dr, Eagle, ID 83616
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    Prime Commercial Land in McCall
    $1,250,000
    1.16 Acres

    Prime Commercial Land in McCall

    1.2 acres of commercial land in downtown McCall, Idaho.

    303 Mcbride St, McCall, ID 83638
    View details
    Foothills Homesite in Terra Nativa
    $599,900
    0.64 Acres

    Foothills Homesite in Terra Nativa

    Prestigious Boise homesite with foothill views and downtown access.

    2577 E Varco Via Ct, Boise, ID 83712
    View details
    McCall, ID Land For Sale
    $350,000
    1.53 Acres

    McCall, ID Land For Sale

    Land in Valley County, close to outdoor recreation hubs.

    Riv Run Ln, McCall, ID 83638
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    Land in River Fork Ranch
    $225,000
    1.00 Acre

    Land in River Fork Ranch

    Land for sale in Valley County near outdoor recreation hubs.

    Mdw Vw Ln, McCall, ID 83638
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    Residential Land in McCall, ID
    $265,000
    0.66 Acres

    Residential Land in McCall, ID

    Vacant lot in McCall, near golf, lake, and downtown.

    1435 Majestic View Dr, McCall, ID 83638
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    Vacant Lot in McCall, Idaho
    $265,000
    0.66 Acres

    Vacant Lot in McCall, Idaho

    Ready-to-build lot in McCall's sought-after neighborhood with city utilities.

    1425 Majestic View Dr, McCall, ID 83638
    View details
    Middleton, ID Land For Sale
    $399,900
    3.15 Acres

    Middleton, ID Land For Sale

    Luxury mountain modern community homesite with valley views in Middleton, ID.

    8122 Quail Hollow Dr, Middleton, ID 83644
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    Residential Land in Lakemoor, Eagle
    $390,000
    0.11 Acres

    Residential Land in Lakemoor, Eagle

    Last available building lot in highly sought-after Lakemoor Community.

    740 E Ashbourne Ln, Eagle, ID 83616
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    Land in Eagle, Idaho
    $425,000
    0.40 Acres

    Land in Eagle, Idaho

    Residential land for custom home in Eagle's Shingle Creek.

    179 N Timber Wolf Pl, Eagle, ID 83616
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    Land in River Fork Ranch
    $350,000
    1.00 Acre

    Land in River Fork Ranch

    Land for sale in Valley County, close to outdoor recreation.

    Riv Run Ln, McCall, ID 83638
    View details
    Cascade Buildable Lot with Views
    $279,900
    4.51 Acres

    Cascade Buildable Lot with Views

    4.51-acre lot with approved septic permit and RV hookups.

    10201 Packsaddle Rd, Cascade, ID 83611
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    Land in Eagle, Idaho
    $390,000
    0.39 Acres

    Land in Eagle, Idaho

    Land available for custom home in Eagle's Shingle Creek.

    172 N Timber Wolf Pl, Eagle, ID 83616
    View details
    Nampa Duplex: Income Potential
    $405,000
    1,884 SF

    Nampa Duplex: Income Potential

    Well-maintained duplex near downtown Nampa with immediate income potential.

    116 22Nd Ave S, Nampa, ID 83651
    View details
    Idaho Riverfront Land For Sale
    $1,320,000
    26.54 Acres

    Idaho Riverfront Land For Sale

    Unique riverfront property with easy access and stunning views.

    Middlefork Rd, Garden Valley, ID 83622
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    Land in River Fork Ranch
    $225,000
    1.00 Acre

    Land in River Fork Ranch

    Land for sale in Valley County near outdoor recreation hubs.

    Riv Run Ln, McCall, ID 83638
    View details
    Land in River Fork Ranch
    $245,000
    1.16 Acres

    Land in River Fork Ranch

    Land for sale in Valley County near outdoor recreation hubs.

    Riv Run Ln, McCall, ID 83638
    View details
    Land in River Fork Ranch
    $265,000
    1.00 Acre

    Land in River Fork Ranch

    Land for sale in Valley County, close to outdoor recreation.

    Riv Run Ln, McCall, ID 83638
    View details
    Boise Bench Infill Development Opportunity
    $699,900
    1.11 Acres

    Boise Bench Infill Development Opportunity

    1.13 acres for 7 single-family homes in Boise Bench.

    3822 W Lemhi St, Boise, ID 83705
    View details
    Spacious Homesite in Rocking A Ranch
    $1,450,000
    4.19 Acres

    Spacious Homesite in Rocking A Ranch

    4.19 acre homesite for a luxury equestrian lifestyle.

    675 E Equine Ln, Eagle, ID 83616
    View details
    Donnelly, Idaho Development Land
    $2,495,000
    57.07 Acres

    Donnelly, Idaho Development Land

    57+ acre development opportunity near Tamarack Resort and Cascade Lake.

    W Roseberry Rd, Donnelly, ID 83615
    View details
    Land in River Fork Ranch
    $225,000
    1.00 Acre

    Land in River Fork Ranch

    Land for sale in Valley County near outdoor recreation hubs.

    Riv Run Ln, McCall, ID 83638
    View details
    Horseshoe Bend Land with Views
    $165,000
    5.01 Acres

    Horseshoe Bend Land with Views

    5+ acre building lot with panoramic mountain views.

    2 Deirdre Ln, Horseshoe Bend, ID 83629
    View details
    Kuna Land Parcel For Sale
    $459,900
    4.91 Acres

    Kuna Land Parcel For Sale

    4.91 acres of flat, usable land in Kuna, Idaho.

    9661 W Kuna Rd, Kuna, ID 83634
    View details
    Two Acre Lot with Views
    $249,000
    2.00 Acres

    Two Acre Lot with Views

    2-acre lot near McCall and Payette Lake.

    103 Sunbridge, McCall, ID 83638
    View details
    Townhouse-Style Multifamily Portfolio
    $2,700,000
    13,254 SF

    Townhouse-Style Multifamily Portfolio

    Well-maintained 4-plex townhouse-style units with private yards and on-site storage for stable rental income.

    4800 W Richardson St, Boise, ID 83705
    View details
    45 Idaho St, Weiser, ID 83672
    $325,000
    7,198 SF

    45 Idaho St, Weiser, ID 83672

    Commercial real estate

    45 Idaho St, Weiser, ID 83672
    View details
    Premium Vacant Lot in McCall
    $265,000
    28,749 SF

    Premium Vacant Lot in McCall

    Vacant land in coveted neighborhood near golf, lake, and downtown.

    1435 Majestic View Dr, McCall, ID 83638
    View details
    Prime McCall Commercial Land Opportunity
    $1,250,000
    50,529 SF

    Prime McCall Commercial Land Opportunity

    Nearly 1.2 acres of commercial land in McCall, Idaho.

    303 Mcbride St, McCall, ID 83638
    View details
    Land on Deer Flat Road
    Contact for pricing

    Land on Deer Flat Road

    Land available on Deer Flat Road in Kuna, Idaho.

    2461 E Deer Flat Rd, Kuna, ID 83634
    View details
    Land For Sale
    Contact for pricing

    Land For Sale

    Land available on the west side of Collister.

    5513 N Polecat Lofts Ln, Boise, ID 83703
    View details
    Meridian Land with Foothill Views
    Contact for pricing

    Meridian Land with Foothill Views

    5+ acre Meridian land parcel with development potential.

    3735 S Black Cat Rd, Meridian, ID 83646
    View details

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    Amherst Madison Treasure Valley, LLC
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Amherst Madison Treasure Valley, LLC
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