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    28 Harris Creek Rd Horseshoe Bend, ID 83629

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    Claim this Listing
    New
    For Sale
    $3,300,000

    MULTI_FAMILY - Horseshoe Bend, ID

    Property size:
    2,100 SF
    Lot size:
    4.30 Acres
    Price / SF:
    $1,571/SF
    Added:
    Apr 22, 2026
    Days on Market:
    4
    Last Refresh:
    Apr 25 at 5:06 am

    Property Features for 28 Harris Creek Rd

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    14
    Bathrooms
    10
    Rooms
    Bathroom 7, Bedroom 13, Bedroom 11, Bedroom 1, Bathroom 6, Bathroom 9, Bedroom 14, Bedroom 4, Bathroom 3, Bedroom 10, Bathroom 2, Bedroom 5, Bathroom 8, Bedroom 12, Bathroom 10, Bathroom 4, Bedroom 6, Bedroom 2, Bedroom 8, Bedroom 7, Bathroom 1, Bathroom 5, Bedroom 9, Bedroom 3
    Parking
    40
    Parking features
    RV
    Interior features
    Walk In Shower
    Fencing
    Cross Fenced, Fenced
    Appliances
    Disposal (No Units), Stove/Range (All Units), Refrigerator (All Units)
    Standard status
    Active
    APN
    See documents for all Parcel included.
    Size
    2,100 SF
    Lot size
    4.30 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    See individual property taxes
    Tax Annual Amount
    1231

    Utilities

    Sewer type
    Holding Tank, Septic Tank
    Heating system
    Natural Gas, Ductless (Heating), Hot Water(Heating), Electric (Heating), Forced Air
    Cooling system
    Zoned, Evaporative Cooling, Wall/Window Unit(s), Window Unit(s), Ductless, Central Air

    Building Details

    Year built
    1998
    Number of units
    26
    Flooring type
    Laminate, Engineered
    Building materials
    Concrete, Frame, Wood Siding
    Roof type
    Composition, Metal

    We can help!

    Listing Contact
    Lucas Revaul

    Listing agent Lucas Revaul License #SP58413

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

    Listing date Apr 22, 2026

    MLS# 98983106 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.

    Overview

    RV Park Investment Opportunity

    Ole RV Park presents a value-add investment opportunity within the expanding outdoor hospitality sector. The property includes 23 RV rental spots, featuring a combination of dry and full-hookup sites, along with 3 on-site homes that can provide additional rental income or serve as owner/manager housing. Fifteen sites are improved with custom trailers and 6 tiny homes. There are an additional 3 tiny homes that are approximately 50-80% complete, offering the potential for increased cash flow upon completion and stabilization. The property totals 19 beds and 14 baths. This RV Park and Campground operates under a Conditional Use Permit (CUP). The business has 7 years of earnings. An LLC was formed in 2026. There are 3 residential houses on the different parcels, all in the County and zoned residential. The asking price includes all properties and the operating business known as the Ole RV Park, LLC. An optional 7th parcel is available to the buyer that would allow for 3 more rental units. The property is situated on a 4.3-acre lot. The property size is 2100 square feet and is located in Horseshoe Bend, ID.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Suggested Use

    Restaurant Auto Repair Shop Gym & Fitness Center Kitchen & Bath Showroom Cafe & Coffee Shop Plumbing Service Pet Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Horseshoe Bend
    County
    Boise
    State
    Idaho
    Longitude
    -116.201976
    Latitude
    43.891428

    Nearby Similar for Sale

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    • $819,000
      3,478 SF

      Updated Duplex with Mountain Views

      Updated duplex with mountain views, suitable for multi-family living.
      25 Horseshu Vue Circle, Horseshoe Bend, ID 83629
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    • $749,900
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      Duplex and Mobile Home Park

      Duplex plus five-space mobile home park with seven income streams.
      109 Adams St, Horseshoe Bend, ID 83629
      View Details

    FAQs

    What type of property is this?
    Mobile home & RV park - Value-add RV park with rental spots and on-site homes.
    Where is this mobile home & rv park located?
    The property is located at 28 Harris Creek Rd Horseshoe Bend, ID.
    What is the asking price?
    The asking price for this property is $3,300,000.
    What are key features of this property?
    This property features: Value‑add investment opportunity in the growing outdoor hospitality sector with an existing RV park and campground business.; 23 total RV rental spots (mix of dry and full‑hookup) plus 3 on‑site homes for rental income or owner/manager housing.; **15 improved sites with custom trailers and 6 tiny homes already in place.**
    (208) 576-9405
    We can help!
    Listing Contact
    Lucas Revaul
    Real Estate License ID: SP58413
    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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