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    Private Land on Payette River Title is generated by Realmo AI

    2475 River Ranch, Emmett, ID 83617

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    Claim this Listing
    For Sale
    $899,900

    LAND - Emmett, ID

    Property size:
    4,400 SF
    Lot size:
    5.84 Acres
    Price / SF:
    $204/SF
    Added:
    Mar 2, 2026
    Days on Market:
    85
    Last Refresh:
    May 26 at 3:06 pm

    Property Features for 2475 River Ranch

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    RPC60820010010
    Size
    4,400 SF
    Lot size
    5.84 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    07N 01W Sec 33 Medico Subdivision Lot 01 Blk 01
    Tax Annual Amount
    37

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank
    Water source
    Well
    Water front
    1

    We can help!

    Listing Contact
    Ryan Pina
    Ryan Pina

    Listing agent Ryan Pina License #SP49338

    Listing office Boise Premier Real Estate 13827 W Meadowdale Street, Meridian, ID

    Listing date Mar 2, 2026

    MLS# 98976442 Listing URL

    Copyright © 2026 Intermountain Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 6 private acres on the Payette River with Butte mountain views.
    • Approved plans for a 4,400 sqft estate.
    • Prepped and ready to build: 1500‑gallon septic (approved for 6 bedrooms), electrical, and well already installed.
    • Enjoy 300' of Payette River frontage with cleared vegetation for views and access.
    • 550' driveway and 1000' of fencing already in place.
    • Seller financing options available.

    Overview

    This property features 6 private acres situated on the Payette River, offering views of the Butte mountains and complete privacy. Approved plans are in place for the construction of a 4,400 square foot estate. The property is prepped and ready for building, with a 1,500-gallon septic system already installed and approved for 6 bedrooms. Electrical infrastructure is in place, along with a 550-foot driveway. A well has been dug, and 1,000 feet of fencing has been installed. The property includes 300 feet of river frontage, with vegetation cleared for enhanced views and river access.
    Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Dental Office Hotel & Motel Kitchen & Bath Showroom Garden Center Furniture & Home Goods Bakery Veterinary Clinic Travel Agency Bed & Breakfast

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Emmett
    County
    Gem
    State
    Idaho
    Longitude
    -116.456746
    Latitude
    43.900343

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    FAQs

    What type of property is this?
    Land - 6 acres with river frontage and approved building plans.
    Where is this land located?
    The property is located at 2475 River Ranch Emmett, ID.
    What is the asking price?
    The asking price for this property is $899,900.
    What are key features of this property?
    This property features: 6 private acres on the Payette River with Butte mountain views.; Approved plans for a 4,400 sqft estate.; Prepped and ready to build: 1500‑gallon septic (approved for 6 bedrooms), electrical, and well already installed.
    (208) 271-2025
    We can help!
    Listing Contact
    Ryan Pina
    Ryan Pina
    Real Estate License ID: SP49338
    Learn More
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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
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