Short-Term Rental Cabin with Central
For Sale
$484,900
Pending
609 S Middlefork Rd, Garden Valley, ID 83622
Residential Income, Garden Valley, ID
Property Size1,516 SF
Lot Size0.46 Acres
Days on Market118
Property Features for 609 S Middlefork Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Mixed Use
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
Parking
6
Parking features
Driveway
Subdivision
0 Not Applic.
Lot features
10000 S F - .49
Elementary school
Garden Valley
Middle school
GardnVlyJr
High school
Garden Valley
Elementary school district
Garden Valley School District #71
Middle school district
Garden Valley School District #71
High school district
Garden Valley School District #71
Directions
N HWY 55, E (Right) HWY 16 (Banks Lowman), N (left) onto S Middlefork Rd, Property on Left
Standard status
Pending
APN
RPC00040154571
Size
1,516 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
Exhibit A
Tax Annual Amount
1585
HOA Fee
$270 Annually
Legal Description
Exhibit A
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Electric (Heating)
Cooling system
Central Air
Water source
Well
Building Details
Year built
1968
Number of units
1
Flooring type
Engineered
Building materials
Frame, Wood Siding
Roof type
Metal
Listing Agency:
208 Real Estate
(208) 322-7653
Listed By:
Raelynn Moroney · License #SP45559
(208) 830-2823
Added: Apr 27
Changed: Aug 19
Last Checked: Aug 22 at 4:06PM
MLS# 98983784
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.
Investment Insights
Based on property information with market context.
This short-term rental cabin offers a straightforward vacation-home layout with three bedrooms and 1.5 bathrooms, plus an inviting living and dining area. The home includes an outdoor firepit for evening gatherings and is described as a retreat that can accommodate 10+ guests. Construction is frame with wood siding, engineered flooring, and a metal roof. Heating is electric with forced-air delivery, and central air is provided.
Set on a 0.46-acre lot at 609 S Middlefork Rd in Garden Valley, the property is positioned “just steps” from the Middle Fork of the Payette River. The remarks also reference walkable access to nearby restaurants, shopping, Weilmunster Park, live music, and local events, with a wide range of year-round outdoor recreation in the surrounding area.
The property is presented with multiple use possibilities, including vacation rental operations, office or retail space, or full-time living, depending on how the space is intended to be used.
Set on a 0.46-acre lot at 609 S Middlefork Rd in Garden Valley, the property is positioned “just steps” from the Middle Fork of the Payette River. The remarks also reference walkable access to nearby restaurants, shopping, Weilmunster Park, live music, and local events, with a wide range of year-round outdoor recreation in the surrounding area.
The property is presented with multiple use possibilities, including vacation rental operations, office or retail space, or full-time living, depending on how the space is intended to be used.
Key Highlights
- 3 bedrooms and 1.5 bathrooms in a short‑term rental cabin layout
- Described as comfortable for 10+ guests
- Central air plus electric forced‑air heating
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$14,939
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.08%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$298,780
$298.8K
Cap Rate 7%
$213,414
$213.4K
Cap Rate 9%
$165,989
$166.0K
Market Conditions
NOI Build-Up for 1,516 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$28.7K $18.96/SF
− Vacancy
−$1.6K −$1.04/SF
EGI
$27.2K $17.92/SF
− OpEx
−$12.2K −$8.06/SF
NOI
$14.9K $9.85/SF
Area
Boise County, ID
Vacancy
5.50%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$298,780
Cap Rate 7%
$213,414
Cap Rate 9%
$165,989
Alternative Uses
Best Use
Apartment 5plus
$213.4K
$186.7K – $249.0K
NOI $14,939 @ 7.0% cap · market cap 3.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$383.5K
$335.6K – $447.4K
NOI $26,844 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
97
Businesses Nearby
Explore this area
Business Placement
Demographics for 83622, ID
2,076
Population
1,785
Households
1.2
Avg Household Size
58
Median Age
32%
College-Educated
94%
High-School Grad
278.2 sq mi
ZIP Area
7
Density / Sq Mi
$75,461
Median Household Income
$29,834
Median Earnings
$959
Median Rent
$503,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Short term rental property - Turnkey-ready cabin layout with central air, electric forced-air heat, and a well-and-septic setup on a 0.46-acre lot.
Where is this short term rental property located?
The property is located at 609 S Middlefork Rd Garden Valley, ID.
What is the asking price?
The asking price for this property is $484,900.
What are key features of this property?
This property features: 3 bedrooms and 1.5 bathrooms in a short‑term rental cabin layout; Described as comfortable for 10+ guests; Central air plus electric forced‑air heating
