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    North Boise Foothills Buildable Lots Title is generated by Realmo AI

    412 W Sherman St, Boise, ID 83702

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    For Sale
    $345,000

    LAND - Boise, ID

    Lot size:
    0.09 Acres
    Added:
    Feb 17, 2026
    Days on Market:
    107
    Last Refresh:
    Jun 4 at 2:06 am

    Property Features for 412 W Sherman St

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R3641500025
    Lot size
    0.09 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Exhibit A
    Tax Annual Amount
    5514

    Utilities

    Utilities
    Electricity Available

    We can help!

    Listing Contact
    Van States

    Listing agent Van States License #AB24555

    Listing office Keller Williams Realty Boise 1065 S Allante, Boise, ID

    Listing date Feb 17, 2026

    MLS# 98975093 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

    • Rare opportunity: Three adjacent buildable lots in the North Boise Foothills.
    • Utilities already brought to the property (Electricity Available).
    • Premier location: Minutes from Hyde Park and downtown Boise, near the North End Historic District.
    • No historic overlay restrictions, offering design flexibility.
    • Immediate access to outdoor recreation with nearby trail access.
    • Opportunity to capture scenic ridge and sunset views.

    Overview

    This property presents a rare opportunity in the North Boise Foothills, featuring three adjacent buildable lots with utilities already brought to the property. These parcels offer flexibility and long-term potential in one of Boise's most sought-after locations. Located near the North End Historic District, yet just outside its boundary, these lots offer proximity to the character and charm of the area without historic overlay restrictions. Set at the base of the foothills with nearby trail access, the property presents the opportunity to capture scenic ridge and sunset views while remaining just minutes from Hyde Park and downtown Boise. Surrounded by established homes and foothills terrain, the setting combines neighborhood appeal with immediate access to outdoor recreation. The lot size is 0.09 acres. These build-ready lots with utilities in place are increasingly limited in North Boise. This property is located in Ada County, Boise, ID 83702. Whether you're a builder, investor, or buyer ready to design a custom home, secure one, two, or all three and bring your vision to life in a premier foothills location.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Restaurant Dental Office Spa & Massage Center Law Firm Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.1923668
    Latitude
    43.628311

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    FAQs

    What type of property is this?
    Residential land & home lot - Three adjacent buildable lots with utilities in North Boise Foothills.
    Where is this residential land & home lot located?
    The property is located at 412 W Sherman St Boise, ID.
    What is the asking price?
    The asking price for this property is $345,000.
    What are key features of this property?
    This property features: Rare opportunity: Three adjacent buildable lots in the North Boise Foothills.; Utilities already brought to the property (Electricity Available).; Premier location: Minutes from Hyde Park and downtown Boise, near the North End Historic District.
    (208) 867-6645
    We can help!
    Listing Contact
    Van States
    Real Estate License ID: AB24555
    Request Owner's contact information
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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.

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