Fully Renovated Short-Term Rental
For Sale
$449,900
Pending
5 Pump House Rd, Garden Valley, ID 83622
Residential Income, Garden Valley, ID
Property Size1,352 SF
Lot Size0.61 Acres
Days on Market103
Property Features for 5 Pump House Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bathroom 1, Bedroom 1
Parking
2
Appliances
Disposal (Some Units), Stove/Range (Some Units), Refrigerator (Some Units), Washer/Dryer (No Units)
Subdivision
0 Not Applic.
Lot features
1/2 - .99 Acre
Elementary school
Garden Valley
Middle school
GardnVlyJr
High school
Garden Valley
Elementary school district
Garden Valley School District #71
Middle school district
Garden Valley School District #71
High school district
Garden Valley School District #71
Directions
North on S Middlefork Rd, West on Scriver Bluff to Pump House Rd.
Standard status
Pending
APN
RP054050000210
Size
1,352 SF
Lot size
0.61 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
T10n R4e Sec 27 Pine Tree Ranch Sub 5 Lot 21
Tax Annual Amount
1624
HOA Fee
$1,000 Annually
Legal Description
T10n R4e Sec 27 Pine Tree Ranch Sub 5 Lot 21
Utilities
Sewer type
Septic Tank
Heating system
Baseboard
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Well
Amenities
upper loft
front and rear upper-level decks
mountain views
Building Details
Year built
1990
Number of units
1
Flooring type
Laminate
Building materials
Frame, Log
Roof type
Metal
Listing Agency:
Mountain Realty
(208) 484-6564
Listed By:
Rochelle Bradley · License #SP40630
(208) 906-4749
Added: May 12
Changed: Aug 19
Last Checked: Aug 22 at 8:06AM
MLS# 98985960
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.
Fully renovated and fully furnished, this short-term rental cabin is designed for guest comfort with an open-concept living, kitchen, and dining area that receives abundant natural light. The upper loft provides cozy sleeping quarters, and there are front and rear upper-level decks for relaxing with mountain views and Idaho sunsets.
Set on a 0.61-acre lot in a quiet mountain community in Garden Valley, the property is approximately 45 minutes from Boise. A detached two-car garage offers storage for outdoor gear and recreational toys, along with an additional 331 sq ft finished living space above that is already in place and ready to be converted into an ADU.
Built in 1990, the cabin includes frame and log construction with a metal roof. Heating is provided by baseboard units, and cooling is available via wall/window and window unit(s). Utilities include a well and a septic tank. Appliances listed include a stove/range and refrigerator (some units) and a disposal (some units); washer/dryer are listed as not included in the units.
Set on a 0.61-acre lot in a quiet mountain community in Garden Valley, the property is approximately 45 minutes from Boise. A detached two-car garage offers storage for outdoor gear and recreational toys, along with an additional 331 sq ft finished living space above that is already in place and ready to be converted into an ADU.
Built in 1990, the cabin includes frame and log construction with a metal roof. Heating is provided by baseboard units, and cooling is available via wall/window and window unit(s). Utilities include a well and a septic tank. Appliances listed include a stove/range and refrigerator (some units) and a disposal (some units); washer/dryer are listed as not included in the units.
Key Highlights
- 0.61‑acre lot in Garden Valley, ID
- Open‑concept living, kitchen, and dining area
- Upper loft provides sleeping quarters
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
$13,323
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
2.96%
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%
$266,460
$266.5K
Cap Rate 7%
$190,329
$190.3K
Cap Rate 9%
$148,033
$148.0K
Market Conditions
NOI Build-Up for 1,352 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
$25.6K $18.96/SF
− Vacancy
−$1.4K −$1.04/SF
EGI
$24.2K $17.92/SF
− OpEx
−$10.9K −$8.06/SF
NOI
$13.3K $9.85/SF
Area
Boise County, ID
Vacancy
5.50%
Lease Rate
$18.96 /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%
$266,460
Cap Rate 7%
$190,329
Cap Rate 9%
$148,033
Alternative Uses
Best Use
Apartment 5plus
$190.3K
$166.5K – $222.1K
NOI $13,323 @ 7.0% cap · market cap 2.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$342.0K
$299.3K – $399.0K
NOI $23,940 @ 7.0% cap · market cap 5.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 83622, ID
2,076
Population
1,785
Households
1.2
Avg Household Size
58
Median Age
32%
College-Educated
94%
High-School Grad
278.2 sq mi
ZIP Area
7
Density / Sq Mi
$75,461
Median Household Income
$29,834
Median Earnings
$959
Median Rent
$503,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Short term rental property - Fully furnished, open-concept cabin with loft sleeping area, front and rear decks, and detached two-car garage on a lot.
Where is this short term rental property located?
The property is located at 5 Pump House Rd Garden Valley, ID.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: 0.61‑acre lot in Garden Valley, ID; Open‑concept living, kitchen, and dining area; Upper loft provides sleeping quarters
