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    Mountain View Land Parcel Title is generated by Realmo AI

    Tract B USFS 2222A, Bonners Ferry, ID 83805

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    Claim this Listing
    For Sale
    $361,000

    LAND - Bonners Ferry, ID

    Lot size:
    40.08 Acres
    Added:
    Jan 5, 2026
    Days on Market:
    152
    Last Refresh:
    Jun 6 at 7:06 pm

    Property Features for Tract B USFS 2222A

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    A/F
    Standard status
    Active
    APN
    RP63N02E310011A
    Lot size
    40.08 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    NW1/4NE1/4 Section 31, Township 63 North, Range 2 East
    Tax Annual Amount
    1578

    We can help!

    Listing Contact
    Jalon Eborall

    Listing agent Jalon Eborall License #SP59591

    Listing office The Molpus Woodlands Group, LLC 7600 N Government Way Suite 1, Coeur d'Alene, ID

    Listing date Jan 5, 2026

    MLS# 26-123 Listing URL

    Copyright © 2026 Coeur d'Alene 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

    • 40‑acre parcel with wide‑open views of the Kootenai Valley
    • Broad, flat bench areas described as well‑suited for a cabin site or off‑grid homestead
    • Timbered slopes provide cover and privacy
    • Professionally surveyed with corners clearly installed for defined boundaries
    • Easement road is currently being installed to improve access
    • Power is located nearby for potential utility bring‑in while remaining off‑grid

    Overview

    The property consists of approximately 40 acres of mountain ground featuring a broad, flat bench suitable for a cabin site or off-grid homestead. Timbered slopes provide additional cover and privacy, while buildable areas offer open views of the Kootenai Valley. The parcel has been professionally surveyed, with corners clearly installed to define boundaries for future ownership or development planning. An easement road is currently being installed to improve access while preserving the remote character of the land. Power is located nearby, offering flexibility for off-grid use or for bringing utilities as plans evolve.

    The land is located near Bonners Ferry in Boundary County, Idaho, with valley-facing sightlines that extend outward from the buildable areas. The setting is described as removed from crowds, noise, and development pressure, supporting a quieter, rural ownership experience.

    This parcel is a practical fit for buyers looking for buildable mountain land with usable ground, established surveyed boundaries, and improving access. With power nearby and a road in progress, it may also appeal to buyers planning a cabin or homestead approach that can range from off-grid operation to utility integration over time.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Bonners Ferry
    County
    Boundary
    State
    Idaho
    Longitude
    -116.251261
    Latitude
    48.771888

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    FAQs

    What type of property is this?
    Residential land & home lot - A surveyed 40-acre parcel with a flat bench area and easement road in progress for off-grid cabin or homestead use.
    Where is this residential land & home lot located?
    The property is located at Tract B USFS 2222A Bonners Ferry, ID.
    What is the asking price?
    The asking price for this property is $361,000.
    What are key features of this property?
    This property features: 40‑acre parcel with wide‑open views of the Kootenai Valley; Broad, flat bench areas described as well‑suited for a cabin site or off‑grid homestead; Timbered slopes provide cover and privacy
    (208) 625-7405
    We can help!
    Listing Contact
    Jalon Eborall
    Real Estate License ID: SP59591
    Learn More
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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.

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