Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    Eugene St Boise, ID 83703

    Sponsored
    For Sale
    $550,000

    LAND - Boise, ID

    Lot size:
    1.20 Acres
    Days on Market:
    21
    Last Refresh:
    Feb 3 at 9:06 am

    Property Features for Eugene St

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    S0619120853
    Lot size
    1.20 Acres

    Utilities

    Utilities
    Electricity Available

    We can help!

    Listing Contact
    Sanel Tucakovic

    Better Homes and Gardens Real Estate 43° North (208) 860-3696

    Listing agent Sanel Tucakovic (208) 631-8372 License #SP41574

    Listing date Jan 14, 2026

    MLS# 98967453

    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.

    Learn more

    Property Insight Report

    Overview

    Foothills Lot with Unforgettable Views

    This 1.2-acre foothills lot in Boise, Idaho, presents an opportunity to build a custom home with views. The property allows for the selection of a builder or partnership to create a custom home. The homesite offers privacy, natural beauty, and access to downtown Boise, the Greenbelt, trails, and schools. The property is approved for an Accessory Dwelling Unit (ADU), providing options for a guest suite, multigenerational living, or rental income. Approval for well and septic is already in place. There is room for a shop, pool, or guest quarters. The property has no Home Owners Association (HOA) or restrictive covenants. The location is in Ada County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.2628464
    Latitude
    43.67661312

    Nearby Similar for Sale

    • $870,000
      2,730 SF

      Remodeled Duplex with Expansion Potential

      Remodeled duplex with potential for a third unit, fully furnished.
      2513 N 31St St, Boise, ID 83703
      View Details
    • $979,999
      3,744 SF

      Boise Triplex Investment Opportunity

      Three-unit property near downtown Boise with income potential.
      2228 E Roanoke Dr, Boise, ID 83712
      View Details
    • New
      $598,000
      Pending

      North End Duplex Investment Opportunity

      Updated North End duplex, ideal for investors or owner-occupants.
      2103 W Bannock St, Boise, ID 83702
      View Details
    • $1,168,899
      3,871 SF

      New Triplex Near I-84

      New triplex near I-84, fully leased until April 2026.
      6726 W Overland Rd, Boise, ID 83709
      View Details
    • $1,025,000
      3,656 SF

      Boise Bench Fourplex Opportunity

      Fourplex in Boise Bench area, close to amenities.
      33 S Mike St, Boise, ID 83706
      View Details
    • New
      $759,000
      Pending

      ADA Accessible Home with ADU

      ADA home with ADU, modern finishes, and income potential.
      7125 W Ustick Rd, Boise, ID 83704
      View Details
    • New
      $496,880
      1,821 SF

      Stylish Townhome Near Boise Airport

      Move-in-ready townhome near the airport, freeway, and downtown.
      1709 S Rockview Ln, Boise, ID 83705
      View Details
    • $629,900
      2,157 SF

      Remodeled Boise Multifamily Investment Opportunity

      Fully remodeled multifamily property in downtown Boise with income potential.
      716 W Linden St, Boise, ID 83706
      View Details
    • $665,000
      Pending

      Well-Maintained Duplex in Boise

      Duplex with strong rental potential in a high-demand Boise location.
      9495-9497 W Edna St, Boise, ID 83704
      View Details
    • New
      $1,075,000
      4,346 SF

      North End Boise 6-Plex

      Well-maintained 6-unit apartment building in desirable North End location.
      2209 W Idaho St, Boise, ID 83709
      View Details
    • New
      $547,000
      1,766 SF

      New Townhomes Near Downtown Boise

      Modern townhomes with rental potential near Greenbelt, parks, and downtown.
      118 E Pennsylvania St, Boise, ID 83706
      View Details
    • New
      $1,349,800
      0.30 Acres

      High-End Model Home Investment

      NNN leaseback investment opportunity in Boise, Idaho.
      13641 N Sage Grouse Pl, Boise, ID 83714
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 1.2-acre Boise lot with ADU approval, well, and septic.
    Where is this residential land & home lot located?
    The property is located at Eugene St Boise, ID.
    What is the asking price?
    The asking price for this property is $550,000.
    What are key features of this property?
    This property features: - 1.2-acre foothills lot in NW Boise with unforgettable views.; - Approved for an ADU (Accessory Dwelling Unit) for flexible living options or rental income.; - Approval for well and septic already in place, simplifying the building process.
    (208) 860-3696
    Request Owner's contact information
    Eugene St Boise, ID 83703
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Eugene St
    Boise, ID 83703
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Eugene St Boise, ID 83703
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Sanel Tucakovic
    (208) 860-3696
    Learn more
    Google sign-in failed. Please try again or use another login method.