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    Agricultural Land with Infrastructure Access Title is generated by Realmo AI

    Gulch Road, Payette, ID 83661

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    LAND - Payette, ID

    Lot size:
    929.00 Acres
    Added:
    Sep 2, 2025
    Days on Market:
    279
    Last Refresh:
    Jun 7 at 10:06 pm

    Property Features for Gulch Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    08N03W320000
    Lot size
    929.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Lengthy...see attached.
    Tax Annual Amount
    224

    We can help!

    Listing Contact
    John Knipe

    Listing agent John Knipe License #DB15212

    Listing office Knipe Land Company 860 Beacon, ID

    Listing date Sep 2, 2025

    MLS# 98960176 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

    • Ideal location for high‑demand projects (AI & Data Centers, Semiconductor Fabrication, Clean Energy, Industrial/Manufacturing).
    • Close proximity to high‑voltage transmission lines and a natural gas line.
    • Potential access to water from a proposed reservoir (buyer may participate in construction).
    • Quick access to Hwy 95 and Interstate 84.
    • Seller is open to various deal structures: sale, long‑term lease, or joint venture.
    • Located near a proposed solar energy campus.

    Overview

    Offered for sale, this 929-acre property in Payette County is currently zoned for agricultural use. The seller describes the land as infrastructure-rich and notes that zoning approval for a buyer’s intended use would need to be pursued by the buyer. The acreage and zoning structure make the site well-suited for development concepts that require entitlement before proceeding.

    The property is positioned close to high-voltage transmission lines and a natural gas line. The remarks also cite proximity to a proposed solar energy campus and a potential reservoir that may be part of an exchange arrangement with a buyer. Access is described as quick to Hwy 95 and Interstate 84, supporting connectivity for industrial and operational use cases.

    For buyers evaluating land banking or site planning that depends on future approvals, this offering provides flexibility on how to structure a transaction. The seller is open to offers on part or all and will consider a sale, a long-term lease, and/or a joint venture. Uses referenced by the seller for consideration include industrial/manufacturing operations and clean-energy or advanced-technology projects, subject to obtaining the required zoning for the buyer’s specific plan.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Payette
    County
    Payette
    State
    Idaho
    Longitude
    -116.748325
    Latitude
    44.017814

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Large agricultural-zoned land near power, natural gas, and planned energy infrastructure with access to major highways.
    Where is this agricultural land / farmland located?
    The property is located at Gulch Road Payette, ID.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Ideal location for high‑demand projects (AI & Data Centers, Semiconductor Fabrication, Clean Energy, Industrial/Manufacturing).; Close proximity to high‑voltage transmission lines and a natural gas line.; Potential access to water from a proposed reservoir (buyer may participate in construction).
    (208) 345-3163
    We can help!
    Listing Contact
    John Knipe
    Real Estate License ID: DB15212
    Request Owner's contact information
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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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