Acreage with 60x80
For Sale
$1,500,000
400 W Beacon Light Rd, Eagle, ID 83616
Land, Eagle, ID
Property Size4,800 SF
Lot Size5.07 Acres
Price / SF$312.50
Days on Market51
Property Features for 400 W Beacon Light Rd
General Information
Property type
Land
Property subtype
Other
Zoning description
RUT
Subdivision
Honey Creek Sub
Lot features
5 Acres - 9.9 Acres, Level, Pasture, Views
Elementary school
Eagle Hills
Middle school
Eagle Middle
High school
Eagle
Elementary school district
West Ada School District
Middle school district
West Ada School District
High school district
West Ada School District
Directions
From Eagle Road, West on Beacon Light, turn Right on N Sunny Meadow Ln. right into property.
Standard status
Active
APN
R3720200100
Lot size
5.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 01 BLK 01 HONEY CREEK SUB
Tax Annual Amount
1745
Legal Description
LOT 01 BLK 01 HONEY CREEK SUB
Utilities
Sewer type
Septic Tank
Water source
Well
Listing Agency:
CENTURY 21 Eagle Rock
(208) 938-2824
Listed By:
Todd Mccauley · License #SP33498
(208) 866-4879
Added: Jul 2
Changed: Aug 19
Last Checked: Aug 21 at 2:06AM
MLS# 98992648
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.
Investment Insights
Based on property information with market context.
This for-sale acreage includes a private well, septic system, and natural gas service, along with a recently built 60' x 80' shop. The shop has an overhead door, mezzanine storage, a bathroom, hot water, and a utility sink. An additional metal outbuilding is included for storage. A 1950 home is also included in the sale and is available to view with an accepted contract.
Located at 400 W Beacon Light Rd in Eagle, Idaho, the property is offered with no HOA and light CCRs, and it cannot be split. The seller will remove horse panels, corral, old concrete, and remaining items prior to closing. Foothill views are noted from the back of the property.
The property is approximately 5.069 acres and is described as being surrounded by luxury homes, providing a private setting for building or customizing your plans on this single parcel holding.
Located at 400 W Beacon Light Rd in Eagle, Idaho, the property is offered with no HOA and light CCRs, and it cannot be split. The seller will remove horse panels, corral, old concrete, and remaining items prior to closing. Foothill views are noted from the back of the property.
The property is approximately 5.069 acres and is described as being surrounded by luxury homes, providing a private setting for building or customizing your plans on this single parcel holding.
Key Highlights
- 5‑acre property in Eagle, ID minutes from downtown, schools, shopping, dining, and recreation
- Private well water and septic tank; natural gas available
- No HOA and parcel cannot be split; light CCRs reported
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$50,449
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.36%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,008,980
$1.0M
Cap Rate 7%
$720,700
$720.7K
Cap Rate 9%
$560,544
$560.5K
Market Conditions
NOI Build-Up for 4,800 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$92.7K $19.32/SF
− Vacancy
−$1.0K −$0.21/SF
EGI
$91.7K $19.11/SF
− OpEx
−$41.3K −$8.60/SF
NOI
$50.4K $10.51/SF
Area
Ada County, ID
Vacancy
1.09%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,008,980
Cap Rate 7%
$720,700
Cap Rate 9%
$560,544
Alternative Uses
Best Use
Apartment 5plus
$720.7K
$630.6K – $840.8K
NOI $50,449 @ 7.0% cap · market cap 3.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.33M
$1.16M – $1.55M
NOI $92,794 @ 7.0% cap · market cap 6.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Explore this area
Business Placement
Demographics for 83616, ID
33,311
Population
13,756
Households
2.4
Avg Household Size
46
Median Age
53%
College-Educated
96%
High-School Grad
111.3 sq mi
ZIP Area
299
Density / Sq Mi
$118,013
Median Household Income
$58,728
Median Earnings
$1,752
Median Rent
$720,300
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Single family property - Estate-sized parcel featuring private well, septic, natural gas, and a 60' x 80' shop with overhead door and bathroom.
Where is this single family property located?
The property is located at 400 W Beacon Light Rd Eagle, ID.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 5‑acre property in Eagle, ID minutes from downtown, schools, shopping, dining, and recreation; Private well water and septic tank; natural gas available; No HOA and parcel cannot be split; light CCRs reported
