Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Creative District Commercial Land Title is generated by Realmo AI

    206 E 34th, Garden City, ID 83714

    View on Map
    Claim this Listing
    For Sale
    $450,000

    C-2 zoned parcel with walkable hospitality momentum and flexible small mixed-use development options.

    Type:Land
    Added:
    Jan 7, 2026
    Days on Market:
    148
    Last Refresh:
    Jun 3 at 2:30 am

    Property Features for 206 E 34th

    General Information

    Standard status
    Active
    Property subtype
    Land

    We can help!

    Listing Contact
    Carrie Mikell
    Carrie Mikell

    Listing agent Carrie Mikell License #SP45624

    Listing office Canopy Real Estate LLC

    Listing date Jan 7, 2026

    Source Homesofidaho

    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 Canopy Real Estate LLC

    HighLights

    • 0.17‑acre lot (150x50) with city water and paved road access
    • C‑2 zoning allows a wide range of commercial and small‑scale mixed‑use uses
    • Located in the Live‑Work‑Create District, one block from the Boise River and Greenbelt
    • 1‑block area surrounded by tasting rooms, wineries, workshops, and patio businesses with foot and bike traffic

    Overview

    This commercial land parcel in Garden City’s Live-Work-Create District offers a rare opportunity to secure flexible development space in an active walkable area. The property is approximately 50’ x 150’ and is zoned C-2, allowing a wide range of commercial and small-scale mixed-use uses. The remarks also note no maximum height limit, supporting a phased approach where development can start small and expand vertically over time. Potential uses highlighted include tasting rooms, retail, studios, offices, maker space, live-work units, and rooftop gathering areas.

    The site is described as being about one block from the Boise River and Greenbelt, surrounded by tasting rooms, wineries, workshops, and patio-oriented businesses. The location is characterized by steady foot and bike traffic, which can help keep street frontage active and oriented toward pedestrians.

    For buyers and operators, the flexibility of C-2 zoning makes this a practical fit for concept-driven uses that benefit from an experiential, neighborhood-scale setting. If developed with a small commercial building, the remarks indicate parking could be accommodated at the rear via a shared-access easement, helping preserve frontage visibility and access. As a result, the parcel may appeal to investors and developers looking for long-term adaptability in a creative and hospitality-focused district.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Pharmacy Gym & Fitness 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
    -116.2409756
    Latitude
    43.6215756

    Nearby Similar for Sale

    • $900,000

      Garden City Land Development Opportunity

      Rare opportunity to develop in the heart of Garden City.
      213 & 215 E 35th St, Garden City, ID 83714
      View Details
    • $1,050,000

      Garden City Land For Sale

      Almost an acre in the heart of Garden City, Idaho.
      215 W 39th St, Garden City, ID 83714
      View Details
    • $1,119,000

      Garden City Infill Development Opportunity

      Rare infill development opportunity near Garden City's Waterfront District.
      3921&3933 N Adams, Garden City, ID 83714
      View Details
    • $649,900

      Garden City Development Opportunity

      Prime land near Boise River Greenbelt, ideal for development.
      3880 Adams St, Garden City, ID 83714
      View Details
    • $650,000

      Garden City Multifamily Development Opportunity

      Shovel-ready 12-unit multifamily development opportunity near Boise River.
      403 E 50th St, Garden City, ID 83714
      View Details
    • $450,000

      Garden City Development Opportunity

      0.17-acre lot in Garden City's Live-Work-Create District.
      205 E 35th St, Garden City, ID 83714
      View Details
    • $450,000

      Prime Corner Lot in Garden

      Corner lot in Garden City's Live-Work-Create District.
      3519 W Clay St, Garden City, ID 83714
      View Details
    • $450,000

      Garden City Land Opportunity

      Rare land parcel in Garden City's Live-Work-Create District.
      206 E 34th, Garden City, ID 83714
      View Details
    • $450,000

      Prime Corner Lot in Garden

      Corner lot in Garden City's Live-Work-Create District.
      3519 W Clay St, Garden City, ID 83714
      View Details
    • $450,000

      Garden City Commercial Development Opportunity

      Prime 0.17-acre lot in Garden City's Live-Work-Create District.
      205 E 35th St, Garden City, ID 83714
      View Details
    • $699,900

      Approved Townhome Development Land

      Approved 7-unit townhome development site in Garden City.
      N Alworth St, Garden City, ID 83714
      View Details
    • $1,350,000

      Development Land in Garden City

      Rare opportunity to develop in a vibrant Garden City neighborhood.
      208 & 210 E 34th, Garden City, ID 83714
      View Details

    FAQs

    What type of property is this?
    Commercial land - C-2 zoned parcel with walkable hospitality momentum and flexible small mixed-use development options.
    Where is this commercial land located?
    The property is located at 206 E 34th Garden City, ID.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: 0.17‑acre lot (150x50) with city water and paved road access; C‑2 zoning allows a wide range of commercial and small‑scale mixed‑use uses; Located in the Live‑Work‑Create District, one block from the Boise River and Greenbelt
    (208) 794-3744
    We can help!
    Listing Contact
    Carrie Mikell
    Carrie Mikell
    Real Estate License ID: SP45624
    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
    206 E 34th, Garden City, ID 83714
    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!