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    Idaho Wilderness Land with Creek Title is generated by Realmo AI

    17 Thunder Road, Garden Valley, ID 83622

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    Claim this Listing
    For Sale
    $400,000

    Land with creek, close to town, hunting, and fishing.

    Type:Land / Unimproved Land
    Property size:
    354,578 SF
    Lot size:
    8.14 Acres
    Price / SF:
    $1.13/SF
    Added:
    May 17, 2026
    Days on Market:
    22
    Last Refresh:
    May 18 at 9:04 pm

    Property Features for 17 Thunder Road

    General Information

    Standard status
    Active
    Size
    354,578 SF
    Lot size
    8.14 Acres
    Property subtype
    Land / Unimproved Land

    We can help!

    Listing Contact
    Shonna Bisagno

    Listing agent Shonna Bisagno License #SP50592

    Listing office Keller Williams Realty Boise

    Listing date May 17, 2026

    Source Compass

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty Boise

    HighLights

    • Creek runs through the property with close‑up view of the Middle Fork Payette River
    • Huntable property with deer, elk, moose, wild turkey, and bear
    • Two cleared and level building sites ready for construction
    • Above ground electricity is already on the property to both homesites
    • 1250 gallon septic tank (pumped and inspected 7/2025)
    • Close proximity to town (10 minutes) and Terrace Lakes golf course

    Overview

    This property offers a slice of Idaho wilderness with a creek running through it and a close-up view of the Middle Fork Payette River. Located just 10 minutes from the closest town, the land provides opportunities for hunting deer, elk, moose, wild turkey, and bear directly from the property, as well as fishing in the rivers. Terrace Lakes, with its golf course and regular events, is also a short ten-minute drive away. The property features two cleared and level building sites where old structures have been fully removed. County building requirements may allow for one home plus an Accessory Dwelling Unit (ADU) for every 2.01 acres, and all building permits are available. Above-ground electricity is already connected to both homesites. A 1250-gallon septic tank, pumped and inspected in July 2025, is also present. An updated survey is close to completion.
    Location Intelligence

    Current Use by Public Records

    Land

    Suggested Use

    Hotel & Motel Kitchen & Bath Showroom HVAC Service Bed & Breakfast Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Garden Valley
    County
    Boise
    State
    Idaho
    Longitude
    -115.928566
    Latitude
    44.200781

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    FAQs

    What type of property is this?
    Land - Land with creek, close to town, hunting, and fishing.
    Where is this land located?
    The property is located at 17 Thunder Road Garden Valley, ID.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: Creek runs through the property with close‑up view of the Middle Fork Payette River; Huntable property with deer, elk, moose, wild turkey, and bear; Two cleared and level building sites ready for construction
    (208) 914-8565
    We can help!
    Listing Contact
    Shonna Bisagno
    Real Estate License ID: SP50592
    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.

    More about this property
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