Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Irrigated Farmland with Development Potential Title is generated by Realmo AI

    1940 North 800 West, Preston, ID 83263

    View on Map
    Claim this Listing
    For Sale
    $2,200,000

    90 tillable acres with 128 water shares near Preston.

    Type:Land / Agriculture
    Property size:
    3,920,400 SF
    Lot size:
    90.00 Acres
    Price / SF:
    $0.56/SF
    Added:
    Dec 31, 2025
    Days on Market:
    155
    Last Refresh:
    May 20 at 7:04 am

    Property Features for 1940 North 800 West

    General Information

    Standard status
    Active
    Size
    3,920,400 SF
    Lot size
    90.00 Acres
    Property subtype
    Land / Agriculture

    We can help!

    Listing Contact
    Ellie Smith

    Listing agent Ellie Smith License #57979

    Listing office Guardian Realty LLC

    Listing date Dec 31, 2025

    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 Guardian Realty LLC

    HighLights

    • 90 Tillable Acres of IRRIGATED Farm Ground with 128 WATERSHARES
    • 88 Acres Zoned R2: Subdividable Down to 2.5 Acre Minimum Parcel Size (County Approval Required)
    • Active Farming and Income Generation: Majority Planted in 3‑Way Grain Mix, Upper East Portion Growing Alfalfa
    • 128 Shares of Pressurized Water Through the Consolidated Irrigation Company and Several Existing Wheel Lines
    • Convenient Location: One Mile from Preston City Limits, Accessible Year‑Round Via Paved, Maintained Road
    • Development Potential: 2 Acres Zoned R1 in Preston City, Subdividable Down to (2) 1 Acre Lots (City Approval Required)

    Overview

    This property features 90 tillable acres of irrigated farm ground with 128 water shares. The land offers immediate agricultural utility and future development potential. Approximately 88 acres are zoned R2 in the county, allowing subdivision down to 2.5-acre minimum parcel sizes. An additional 2 acres are zoned R1 in Preston City and can be subdivided into two 1-acre lots, subject to city and county approval. The majority of the land is planted in a 3-way grain mix, with the upper east portion growing alfalfa, providing active farming and income generation. The property includes 128 shares of pressurized water through the Consolidated Irrigation Company and several existing wheel lines, along with some existing fencing. Located a mile from Preston city limits, the property offers a convenient location with a rural feel. It is accessible year-round via a paved, maintained road, and power is nearby. The property is suited for farming, ranching, or development into a country paradise.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Auto Repair Shop Department Store Storage Facility (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Preston
    County
    Franklin
    State
    Idaho
    Longitude
    -111.830028
    Latitude
    42.08558

    Nearby Similar for Sale

    • $1,900,000
      11,766 SF

      Iconic Preston Commercial Landmark

      Completely remodeled commercial landmark in downtown Preston.
      2 STATE St N, Preston, ID 83263
      View Details
    • $515,000
      1,910 SF

      Turnkey Duplex in Quiet Subdivision

      Well-maintained duplex with strong rental appeal in Preston, ID.
      590 E 1ST S S, Preston, ID 83263
      View Details
    • $515,000
      1,910 SF

      Turnkey Duplex in Quiet Subdivision

      Well-maintained duplex with two identical units in Preston, ID.
      619 E 1ST S S, Preston, ID 83263
      View Details
    • $289,000

      Commercial Building in Central Preston

      Commercial building with multiple tenants and potential for office/storage.
      55 S STATE St, Preston, ID 83263
      View Details
    • $400,000

      Preston, ID Land with Views

      Acreage with lake views, development potential near Preston Golf Course.
      2155 N 2200 E, Preston, ID 83263
      View Details
    • $2,000,000

      590 Acres of Farmland

      Productive dry farmland with potential for irrigation.
      7300 N 1200 W, Preston, ID 83263
      View Details
    • $2,200,000

      Irrigated Land with Development Potential

      90 acres of irrigated farmland with development possibilities.
      1940 N 800 W, Preston, ID 83263
      View Details
    • $2,200,000

      90 Acres Irrigated Farm Ground

      90 tillable acres with 128 water shares!
      1940 N 800 W, Preston, ID 83263
      View Details
    • $670,000

      Riverfront Acre with Well & Power

      Turnkey recreational acre near National Forest with river frontage.
      6968 Cub River Rd, Preston, ID 83263
      View Details
    • $249,000

      Preston, ID Commercial Land

      2.25 acre commercial/industrial lot ready to build.
      1574 E 1800 S, Preston, ID 83263
      View Details
    • $149,900

      3.60 Acres in Preston, ID

      3.60-acre property zoned for single-family or agricultural use.
      8999 N HWY 34, Preston, ID 83263
      View Details
    • $499,000

      Idaho Land with Lake Views

      52+ acre recreational land with lake and mountain views.
      1673 N HWY 34 W, Preston, ID 83263
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 90 tillable acres with 128 water shares near Preston.
    Where is this agricultural land / farmland located?
    The property is located at 1940 North 800 West Preston, ID.
    What is the asking price?
    The asking price for this property is $2,200,000.
    What are key features of this property?
    This property features: 90 Tillable Acres of IRRIGATED Farm Ground with 128 WATERSHARES; 88 Acres Zoned R2: Subdividable Down to 2.5 Acre Minimum Parcel Size (County Approval Required); Active Farming and Income Generation: Majority Planted in 3‑Way Grain Mix, Upper East Portion Growing Alfalfa
    (208) 254-0118
    We can help!
    Listing Contact
    Ellie Smith
    Real Estate License ID: 57979
    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

    Thank You for Inquiry
    1940 North 800 West, Preston, ID 83263
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!