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    For Sale (22)

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    Scenic Mountain Land Near Salmon
    $145,000
    37.29 Acres

    Scenic Mountain Land Near Salmon

    Secluded mountain property bordering Challis National Forest near Salmon.

    Mckim Creek Rd, Salmon, ID 83467
    View details
    Idaho Off-Grid Recreation Land
    Contact for pricing
    1.91 Acres

    Idaho Off-Grid Recreation Land

    1.91-acre off-grid lot near BLM land in Salmon, ID.

    Mckim Creek Rd, Salmon, ID 83467
    View details
    Idaho Land with Mountain Views
    $180,000
    15.55 Acres

    Idaho Land with Mountain Views

    15.55 acre parcel with mountain and valley views.

    L15 Cuddy Vw Dr, Council, ID 83612
    View details
    Council, ID Land Parcel
    $135,000
    5.70 Acres

    Council, ID Land Parcel

    5.7 acre parcel with mountain views and utilities.

    L17 Bitter Brush Ln, Council, ID 83612
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    Expansive Corner Lot in Parma
    $299,900
    5.52 Acres

    Expansive Corner Lot in Parma

    5+ acre corner lot near Parma, Idaho with mountain views.

    Tbd Stephen Ln, Parma, ID 83660
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    2.57 Acres in Sunset Heights
    $140,000
    2.57 Acres

    2.57 Acres in Sunset Heights

    Vacant land with mountain and valley views in Salmon, ID.

    Bluebell Ln, Salmon, ID 83467
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    Buildable Lot in Garden Valley
    $165,000
    1.11 Acres

    Buildable Lot in Garden Valley

    Rare, flat, and usable lot in picturesque Garden Valley, Idaho.

    Lane C, Garden Valley, ID 83622
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    Land with Mountain and Valley Views
    $143,000
    3.71 Acres

    Land with Mountain and Valley Views

    3.712-acre lot with mountain views bordering public land.

    Sagebrush Ave, Salmon, ID 83467
    View details
    Osprey Lake 6-Acre Parcel
    $418,500
    6.09 Acres

    Osprey Lake 6-Acre Parcel

    6-acre lakefront parcel in gated River Ranch community.

    287 Rawhide Loop, McCall, ID 83638
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    Waterfront Lot with Sweeping Views
    $225,000
    0.64 Acres

    Waterfront Lot with Sweeping Views

    Vacant waterfront lot near McCall with Payette River access.

    11 Owleclover Ln, McCall, ID 83638
    View details
    Creek Side Retreat Land
    $185,000
    3.00 Acres

    Creek Side Retreat Land

    3-acre land with creek, trees, and countryside views.

    Burden Rd, Salmon, ID 83467
    View details
    Spacious Corner Lot in Challis
    $42,000
    0.50 Acres

    Spacious Corner Lot in Challis

    Half-acre lot ready for building in a quiet neighborhood.

    63 Valley View Cir, Challis, ID 83226
    View details
    6-Acre Parcel Near Salmon River
    $170,000
    6.01 Acres

    6-Acre Parcel Near Salmon River

    6-acre parcel near Salmon River with mountain views.

    Diamond Crk Rd, Salmon, ID 83467
    View details
    Council, ID Land Parcel
    $195,000
    16.35 Acres

    Council, ID Land Parcel

    16.35-acre parcel with mountain views and utilities in Council, ID.

    L25 Cuddy Vw Dr, Council, ID 83612
    View details
    Homedale Land with Snake River Frontage
    $199,000
    0.53 Acres

    Homedale Land with Snake River Frontage

    Land with Snake River frontage and city utilities available.

    505 Owyhee Ave, Homedale, ID 83628
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    Idaho Land with Mountain Views
    $125,000
    8.32 Acres

    Idaho Land with Mountain Views

    Land in Council, ID with mountain and valley views.

    L10 Bitter Brush Ln, Council, ID 83612
    View details
    1.66 Acre Corner Lot
    $113,900
    1.67 Acres

    1.66 Acre Corner Lot

    Corner lot near town with mountain views and recreation access.

    Hawk Rd, Salmon, ID 83467
    View details
    8-Acre Land Parcel in Salmon
    $220,000
    8.00 Acres

    8-Acre Land Parcel in Salmon

    Expansive land with mountain views, ideal for building.

    Kirtley Crk Hts Rd, Salmon, ID 83467
    View details
    MeadowCreek Golf Resort Homesite
    $115,000
    0.34 Acres

    MeadowCreek Golf Resort Homesite

    Wooded homesite in MeadowCreek Golf Resort with golf course views.

    L5 Ponderosa Ct, New Meadows, ID 83654
    View details
    Cascade Timbered Retreat Ready To Use
    $250,000
    4.18 Acres

    Cascade Timbered Retreat Ready To Use

    4.18-acre timbered retreat with RV pad near Lake Cascade.

    19 Dakota Way, Cascade, ID 83611
    View details
    Cascade Land Backing State Land
    $199,000
    2.49 Acres

    Cascade Land Backing State Land

    2.5 acre wooded parcel with outbuildings near Lake Cascade.

    37 Stanley Dr, Cascade, ID 83611
    View details
    Idaho Land with Mountain Views
    $165,000
    13.48 Acres

    Idaho Land with Mountain Views

    Land parcel with mountain and valley views near recreation.

    L4 Sage Ct, Council, ID 83612
    View details

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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
    Equity Idaho Real Estate
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