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    Nine-Home Workforce Housing Community Title is generated by Realmo AI

    5405 E Grove Ave, Athol, ID 83801

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    For Sale
    $2,650,000

    COMMERCIAL - Athol, ID

    Property size:
    12,000 SF
    Lot size:
    1.86 Acres
    Price / SF:
    $220/SF
    Added:
    May 28, 2026
    Days on Market:
    9
    Last Refresh:
    Jun 5 at 6:06 am

    Property Features for 5405 E Grove Ave

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    RES
    Interior features
    High Speed Internet
    Exterior features
    Lawn
    Fencing
    Cross Fenced
    Basement
    Crawl Space
    Standard status
    Active
    APN
    A3999006003A
    Size
    12,000 SF
    Lot size
    1.86 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    BENNETTS 2ND ADD TO ATHOL, LTS 1,2,3,4,5,6 & 7 BLK 6 AND LTS 1,2,3,4 BLK 5
    Tax Annual Amount
    10253

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Natural Gas, Baseboard, Forced Air, Other (Heating), Electric (Heating)
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    2000
    Building materials
    Aluminum Siding, T1-11
    Roof type
    Composition, Rubber
    Architectural style
    Other

    We can help!

    Listing Contact
    John Thomas Sinclair
    John Thomas Sinclair

    Listing agent John Thomas Sinclair License #AB31974

    Listing office REAL BROKER LLC 105 N 4th St Suite 201B, Meridian, ID

    Listing date May 28, 2026

    MLS# 26-5443

    Copyright © 2026 Coeur d'Alene 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

    • Workforce housing community in Athol, ID on approx. 2.23 acres with 9 rental homes and 11 city lots
    • Includes 6 singlewide homes and 3 doublewide homes, all separately metered (tenants pay utilities, lawn care, and snow removal)
    • Currently 100% occupied; gross rents total $15,000/month with established management in place
    • Homes include fenced yards and storage sheds; cross‑fenced property
    • Utility and infrastructure: public water and septic tank service; high‑speed internet; central air; natural gas and electric/forced‑air heating options
    • Year built 2000; roof materials include composition and rubber, with aluminum siding and T1‑11; includes 2 additional developable lots

    Overview

    This for-sale workforce housing community includes nine rental homes that are owned as part of the acquisition, along with 11 city lots. The property is comprised of six singlewide homes and three doublewide homes. Each unit is separately metered, with tenants paying their own utilities, lawn care, and snow removal. Homes include a fenced yard and a storage shed, creating a more neighborhood-style setting than a traditional mobile home park. The current gross rents total $15,000 per month, and the property is reported to be 100% occupied, with established management available to the next owner. The ownership has updated the units over time to address deferred maintenance and improve overall condition.

    The community is located at 5405 E Grove Ave in Athol, Idaho, in Kootenai County. In addition to the homes and lots in place today, the offering includes two additional developable lots.

    This property can fit buyers seeking a workforce housing portfolio with independently metered homes and tenant-managed exterior responsibilities for lawn care and snow removal. It may also appeal to operators looking for an asset that includes both the rental homes and city lots, with reported 100% occupancy and management in place at closing.
    Property Profile Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon Pharmacy Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Athol
    County
    Kootenai
    State
    Idaho
    Longitude
    -116.712248
    Latitude
    47.949053

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    FAQs

    What type of property is this?
    Mobile home & RV park - For sale in Athol, ID: a 9-home workforce housing community with separately metered residences on an ownership-inclusive parcel.
    Where is this mobile home & rv park located?
    The property is located at 5405 E Grove Ave Athol, ID.
    What is the asking price?
    The asking price for this property is $2,650,000.
    What are key features of this property?
    This property features: Workforce housing community in Athol, ID on approx. 2.23 acres with 9 rental homes and 11 city lots; Includes 6 singlewide homes and 3 doublewide homes, all separately metered (tenants pay utilities, lawn care, and snow removal); Currently 100% occupied; gross rents total $15,000/month with established management in place
    (208) 818-8385
    We can help!
    Listing Contact
    John Thomas Sinclair
    John Thomas Sinclair
    Real Estate License ID: AB31974
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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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