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    Live-Work Townhome with Self-Contained ADU Title is generated by Realmo AI

    10267 W Carlton Bay Dr, Garden City, ID 83714

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    Claim this Listing
    New
    For Sale
    $629,900

    MULTI_FAMILY - Garden City, ID

    Property size:
    2,414 SF
    Price / SF:
    $260/SF
    Added:
    Jun 3, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 1:06 am

    Property Features for 10267 W Carlton Bay Dr

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    4
    Bathrooms
    4
    Rooms
    Bedroom 2, Bedroom 4, Bathroom 3, Bathroom 4, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 3
    Parking
    2
    Parking features
    Driveway
    Fireplace
    1
    Appliances
    Disposal (All Units), Stove/Range (All Units)
    Standard status
    Active
    APN
    R1292650400
    Size
    2,414 SF

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LOT 03 BLK 03 CARLTON BAY SUB (See Exhibit A in Docs Tab)
    Tax Annual Amount
    3836

    Utilities

    Heating system
    Natural Gas, Forced Air, Fireplace(s)
    Cooling system
    Central Air

    Building Details

    Year built
    2017
    Number of units
    3
    Building materials
    Frame, Stucco, HardiPlank Type
    Roof type
    Composition, Rolled Hot Mop

    We can help!

    Listing Contact
    Faith Mikita
    Faith Mikita

    Listing agent Faith Mikita License #SP46678

    Listing office Homes of Idaho 3597 E Monarch Sky Lane, Nampa, ID

    Listing date Jun 3, 2026

    MLS# 98988845 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

    • Townhome built in 2017 with 4 bedrooms, 4 bathrooms, and over 2,400 SF of living space
    • Includes a fully self‑contained ADU/studio
    • Primary suite features a fireplace; heating includes natural gas forced air and fireplace(s)
    • Central air cooling with energy‑efficient 3‑zone HVAC; tankless water heater and whole‑house filtration system
    • Polished concrete floors and custom maple cabinetry; smart‑home features included
    • Attached 2‑car garage and private courtyard; parking includes a driveway

    Overview

    This live-work townhome features four bedrooms and four bathrooms with versatile interior living space, finished with polished concrete floors, custom maple cabinetry, and open living areas. The primary suite includes a cozy fireplace. A key component is a fully self-contained ADU/studio, designed as an independent space that can support guest accommodations, multigenerational living, a private office, or rental income use.

    Located within the Carlton Bay community in Garden City, the property places residents near the Boise Greenbelt, nearby foothill trails, and access to the surrounding Boise and Eagle areas. The home also includes a private courtyard and an attached two-car garage, supporting day-to-day privacy and convenience.

    The mixed-use zoning noted for the property can be attractive to owner-operators and entrepreneurs looking for a single site that supports both personal and professional space needs. With a range of home systems and upgrades highlighted in the remarks, including smart-home features, a tankless water heater, a whole-house filtration system, and an energy-efficient 3-zone HVAC system, the layout is built for practical, comfortable use from day one.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $50.7k $21.00
    − Vacancy −$7.1k −$2.94
    EGI $43.6k $18.06
    − OpEx −$10.9k −$4.52
    NOI $32.7k $13.54
    2,414 SF · lease $21.00/SF/yr · vacancy 14.00% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $467.1K
    $408.7K – $545.0K (±1% cap)
    NOI $32,698 @ 7.0% cap · market cap 5.19%
    Second Best
    Mixed Use
    $428.3K
    $374.8K – $499.7K (±1% cap)
    NOI $29,982 @ 7.0% cap · market cap 4.76%
    Theoretical Best
    Office A
    $666.7K
    $583.3K – $777.8K (±1% cap)
    NOI $46,667 @ 7.0% cap · market cap 7.41%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Live-work space

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Garden City
    County
    Ada
    State
    Idaho
    Longitude
    -116.3102974
    Latitude
    43.67991997

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    FAQs

    What type of property is this?
    Live-work space - Versatile townhome setup with an on-site ADU/studio for flexible work, guests, or rental use.
    Where is this live-work space located?
    The property is located at 10267 W Carlton Bay Dr Garden City, ID.
    What is the asking price?
    The asking price for this property is $629,900.
    What are key features of this property?
    This property features: Townhome built in 2017 with 4 bedrooms, 4 bathrooms, and over 2,400 SF of living space; Includes a fully self‑contained ADU/studio; Primary suite features a fireplace; heating includes natural gas forced air and fireplace(s)
    (208) 972-1474
    We can help!
    Listing Contact
    Faith Mikita
    Faith Mikita
    Real Estate License ID: SP46678
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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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    10267 W Carlton Bay Dr, Garden City, ID 83714
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