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    Lake-Adjacent Residential Land Title is generated by Realmo AI

    13041 Dawn Drive, Donnelly, ID 83615

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    Claim this Listing
    For Sale
    $475,000

    LAND - Donnelly, ID

    Lot size:
    0.31 Acres
    Added:
    Apr 12, 2026
    Days on Market:
    57
    Last Refresh:
    Jun 7 at 12:06 pm

    Property Features for 13041 Dawn Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    0.31 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Lot 10 Block 1 Copper Rock Sub

    Utilities

    Utilities
    Propane
    Water source
    Well
    Water front
    1

    We can help!

    Listing Contact
    Lisa Clayton

    Listing agent Lisa Clayton License #SP42956

    Listing office Silvercreek Realty Group 1099 S. Wells, Meridian, ID

    Listing date Apr 12, 2026

    MLS# 98981818 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

    • Lakefront adjacent location with direct access to Cascade Lake and the Donnelly City boat launch.
    • Large, approximately 1/3‑acre lot, ideal for building a custom home.
    • Private well already drilled, saving time and expense.
    • Minutes from Tamarack Resort, offering year‑round recreation.
    • Ready for municipal sewer connection.
    • Located in a desirable lake‑adjacent location within an established HOA.

    Overview

    This for-sale residential land parcel offers a 0.31-acre setting for a custom home in Donnelly. The property includes a private well that has already been drilled, with municipal sewer connection available. The land is part of an established HOA governed by CCRs, providing defined community guidelines for owners.

    The lot is located on Dawn Drive and is positioned right next to the Donnelly City boat launch and lake park. Cascade Lake access is described as step-out convenience for boating and fishing, along with year-round lake and outdoor recreation. The remarks also note that Tamarack Resort is only minutes away, supporting winter recreation and summer activities tied to the resort.

    For buyers planning to build, this site combines lake-adjacent positioning with key utilities in place via the drilled well and connection to municipal sewer. The HOA and CCR structure may appeal to buyers who want organized oversight for residential development, while still having room to design and build their preferred home on a dedicated parcel.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Big Box & Wholesale Store Building Supply Gym & Fitness Center Spa & Massage Center HVAC Service Accounting Firm Grocery & Convenience Store Furniture & Home Goods Electrical Service Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Donnelly
    County
    Valley
    State
    Idaho
    Longitude
    -116.093315
    Latitude
    44.717631

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    FAQs

    What type of property is this?
    Waterfront Land - Build a custom home beside a city boat launch and lake park, with a drilled well and sewer connection.
    Where is this waterfront land located?
    The property is located at 13041 Dawn Drive Donnelly, ID.
    What is the asking price?
    The asking price for this property is $475,000.
    What are key features of this property?
    This property features: Lakefront adjacent location with direct access to Cascade Lake and the Donnelly City boat launch.; Large, approximately 1/3‑acre lot, ideal for building a custom home.; Private well already drilled, saving time and expense.
    (208) 608-2709
    We can help!
    Listing Contact
    Lisa Clayton
    Real Estate License ID: SP42956
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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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    13041 Dawn Drive, Donnelly, ID 83615
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