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    Turn-Key Mountain Retreat Title is generated by Realmo AI

    5 Pump House Rd, Garden Valley, ID 83622

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    Claim this Listing
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    For Sale
    $455,000

    MULTI_FAMILY - Garden Valley, ID

    Property size:
    1,352 SF
    Lot size:
    0.61 Acres
    Price / SF:
    $336/SF
    Added:
    May 12, 2026
    Days on Market:
    3
    Last Refresh:
    May 14 at 3:06 pm

    Property Features for 5 Pump House Rd

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    2
    Bathrooms
    1
    Rooms
    Bedroom 1, Bathroom 1, Bedroom 2
    Parking
    2
    Appliances
    Disposal (Some Units), Stove/Range (Some Units), Refrigerator (Some Units), Washer/Dryer (No Units)
    Standard status
    Active
    APN
    RP054050000210
    Size
    1,352 SF
    Lot size
    0.61 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    T10n R4e Sec 27 Pine Tree Ranch Sub 5 Lot 21
    Tax Annual Amount
    1624

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Baseboard
    Cooling system
    Wall/Window Unit(s), Window Unit(s)
    Water source
    Well

    Building Details

    Year built
    1990
    Number of units
    1
    Flooring type
    Laminate
    Building materials
    Frame, Log
    Roof type
    Metal

    We can help!

    Listing Contact
    Rochelle Bradley
    Rochelle Bradley

    Listing agent Rochelle Bradley License #SP40630

    Listing office Mountain Realty 7750 W Crestwood Dr, Boise, ID

    Listing date May 12, 2026

    MLS# 98985960 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

    • Turn‑key, fully furnished and renovated cabin, currently a successful Airbnb.
    • Proven rental income potential with opportunity to increase income by converting garage living space into an ADU.
    • Detached 2‑car garage with 331 sq ft finished living space above.
    • Mountain views and stunning Idaho sunsets from front and rear upper‑level decks.
    • Open‑concept living, kitchen, and dining area with modern finishes and abundant natural light.
    • Located 45 minutes from Boise in a quiet mountain community close to town.

    Overview

    This turn-key, fully furnished mountain retreat, currently operating as a successful Airbnb, is located just 45 minutes from Boise. The fully renovated cabin offers an opportunity for investors or buyers looking for a personal getaway with proven rental income potential. The cabin has been thoughtfully updated with modern finishes and abundant natural light, featuring an open-concept living, kitchen, and dining area designed for entertaining and guest comfort. The upper loft provides cozy sleeping quarters, while front and rear upper-level decks offer peaceful spaces to enjoy mountain views and stunning Idaho sunsets. The property includes a detached 2-car garage providing ample storage for outdoor gear and recreational toys, plus an additional 331 sq ft finished living space above, ready to be converted into an ADU for even more rental income potential. Located in a quiet mountain community close to town, this 1352 sq ft property on 0.61 acres is ideal as a short-term rental investment, vacation home, or year-round retreat.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Restaurant Bed & Breakfast Cosmetic Store Pet Store & Service Pet Store Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Garden Valley
    County
    Boise
    State
    Idaho
    Longitude
    -115.974839
    Latitude
    44.174304

    Nearby Similar for Sale

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      View Details
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      Garden Valley Office/Retail Building

      Office/Retail building in Garden Valley with high visibility.
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    • $675,000

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    FAQs

    What type of property is this?
    Single family property - Fully furnished, income-producing cabin near Boise with rental potential.
    Where is this single family property located?
    The property is located at 5 Pump House Rd Garden Valley, ID.
    What is the asking price?
    The asking price for this property is $455,000.
    What are key features of this property?
    This property features: Turn‑key, fully furnished and renovated cabin, currently a successful Airbnb.; Proven rental income potential with opportunity to increase income by converting garage living space into an ADU.; Detached 2‑car garage with 331 sq ft finished living space above.
    (208) 906-4749
    We can help!
    Listing Contact
    Rochelle Bradley
    Rochelle Bradley
    Real Estate License ID: SP40630
    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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    5 Pump House Rd, Garden Valley, ID 83622-5059
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