Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    Exeter Rd Council, ID 83612

    Sponsored
    For Sale
    $595,000

    LAND - Council, ID

    Lot size:
    47.78 Acres
    Days on Market:
    9
    Last Refresh:
    Mar 4 at 7:06 pm

    Property Features for Exeter Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    RP16N01W231605A
    Lot size
    47.78 Acres

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Victor Peterson

    Homes of Idaho (208) 880-1455

    Listing agent Victor Peterson (208) 880-6498 License #23487

    Listing date Feb 24, 2026

    MLS# 98975760 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.

    Learn more

    Overview

    Secluded Acreage with Valley Views

    This 47.78-acre property offers a secluded setting just 2 miles from town. A private 3/4-mile driveway leads to a building site 300 feet above Exeter, providing views of Council Valley, the 7 Devils, Smith Mountain, Midvale Hill, Cuddy Mountain, Sturgill Peak, and more. The land includes approximately 30 acres of cleared area with natural grass and is fully fenced. The property borders a 2,300-acre ranch and features fiber optic connectivity at the site. A quote from Idaho Power estimates approximately $16,000 for 360 feet of underground service. A well bid is estimated at approximately $24,000. The property includes two seasonal springs and 22.5 water shares. Wildlife such as elk, deer, bear, and cougar inhabit the area. The property also features fruit trees.
    Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Council
    County
    Adams
    State
    Idaho
    Longitude
    -116.5202
    Latitude
    44.8679

    Nearby Similar for Sale

    • $750,000
      4,235 SF

      Highway 95 Frontage Retail Showroom

      Free-standing building with retail showroom, warehouse space, and RV storage.
      2029 S 95, Council, ID 83612
      View Details
    • $299,500
      1,753 SF

      Council Restaurant & Property

      Turnkey Restaurant, Established Business, High Reviews
      102 Moser Ave, Council, ID 83612
      View Details
    • $750,000
      4,235 SF

      Council, ID Warehouse - $750K

      Highway 95 Retail/Warehouse Opportunity
      2029 Highway 95, Council, ID 83612
      View Details
    • $135,000
      1,250 SF

      Downtown Council Investment Opportunity

      Two-suite building, prime downtown location.
      119 Illinois Ave, Council, ID 83612
      View Details
    • $245,000

      Council, ID Commercial Lot - Prime Location

      High-visibility lot, ideal for commercial development.
      Tbd Illinois Ave, Council, ID 83612
      View Details

    FAQs

    What type of property is this?
    Land - 47.78 acres near town with stunning views and water shares.
    Where is this land located?
    The property is located at Exeter Rd Council, ID.
    What is the asking price?
    The asking price for this property is $595,000.
    What are key features of this property?
    This property features: - 47.78 acres with million-dollar panoramic views of Council Valley, the 7 Devils, and surrounding mountains.; - Secluded location with a private 3/4-mile driveway, yet only 2 miles from town.; - Includes 22.5 water shares and two seasonal springs.
    (208) 442-1530
    Request Owner's contact information
    Exeter Rd Council, ID 83612
    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.
    Exeter Rd
    Council, ID 83612
    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
    Exeter Rd Council, ID 83612
    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
    Victor Peterson
    Real Estate License ID: 23487
    (208) 442-1530 (208) 880-6498
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!