Add Listing
    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

    Gulch Road Payette, ID 83661

    View on Map
    For Sale
    Contact for pricing

    LAND - Payette, ID

    Lot size:
    929.00 Acres
    Added:
    Sep 2, 2025
    Days on Market:
    214
    Last Refresh:
    Apr 3 at 3:06 am

    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

    TaxYear
    2025
    TaxDescription
    Lengthy...see attached.
    TaxAnnualAmount
    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

    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.

    Overview

    Payette County Land Opportunity

    This 929-acre property in Payette County presents an opportunity for various projects. The land is close to high-voltage transmission lines, a natural gas line, a proposed solar energy campus, and a potential reservoir. Quick access to Hwy 95 and Interstate 84 enhances its accessibility. While currently zoned for agricultural use, the land may have higher potential due to the nearby infrastructure. The seller is open to offers on part or all of the property and will consider sale, long-term lease, or a joint venture. The location may be suitable for AI & Data Centers, Semiconductor Fabrication, Clean Energy, or Industrial/Manufacturing Operations with buyer acquiring zoning approved specific to buyer's intended use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Industrial land

    Map

    City
    Payette
    County
    Payette
    State
    Idaho
    Longitude
    -116.748325
    Latitude
    44.017814

    Nearby Similar for Sale

    • $1,300,000

      Development Land in Payette, Idaho

      32.78+/- acre parcel with development potential in Payette city.
      Center Avenue, Payette, ID 83661
      View Details
    • $245,000

      Ready-to-Build 6-Plex Land

      Land with approved plans for a 6-plex in Payette, ID.
      S 14th Street, Payette, ID 83661
      View Details
    • $265,000

      Payette Land with Highway Frontage

      3.64 acres with Highway 95 frontage in Payette, Idaho.
      Hwy 95, Payette, ID 83661
      View Details
    • $1.00

      496 Acres in Payette, Idaho

      Large acreage with development potential in a growing Idaho community.
      Stone Quarry Rd, Payette, ID 83661
      View Details
    • $399,000
      1,820 SF

      Payette Duplex Investment Opportunity

      Fully rented, renovated duplex in Payette, Idaho with garages.
      1020/1040 N 2nd St, Payette, ID 83661
      View Details
    • $230,000

      Versatile 0.78-Acre Flat Lot

      Ideal for multi-family investment or dream single-family home.
      12th Avenue, Payette, ID 83661-2176
      View Details
    • $295,000

      Acre Property in Payette, ID

      One-acre property near Payette with development potential and mature trees.
      3065 Center Ave, Payette, ID 83661
      View Details
    • $120,000

      Payette Buildable Residential Corner Lot

      Residential corner lot suitable for single-family home or duplex.
      3rd Ave S, Payette, ID 83661
      View Details
    • $100,000

      Payette Buildable Residential Lot

      Buildable residential lot with services in Payette, Idaho.
      S 14th St, Payette, ID 83661
      View Details
    • $100,000

      Payette Buildable Residential Lot

      Buildable residential lot with utilities in Payette, Idaho.
      S 14th St., Payette, ID 83661
      View Details
    • $165,000

      Payette Acreage with Utilities

      1.06 acres with well, septic, power, and building permit.
      3513 Highway 52, Payette, ID 83661
      View Details
    • $667,000

      Payette Specialty Property For Sale

      Specialty property available for purchase in Payette, Idaho.
      6 N Main St, Payette, ID
      View Details

    FAQs

    What type of property is this?
    Industrial land - 929 acres near infrastructure, ideal for various high-demand projects.
    Where is this industrial land 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
    Learn More
    Request Owner's contact information
    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.
    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
    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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!