Furnished Mountain Short-Term
For Sale
$454,000
5 Pump House Rd, Garden Valley, ID 83622
Renovated cabin with loft sleeping space, two decks, and a detached garage with finished upper-level area.
Property Size1,352 SF
Price / SF$335.80
Days on Market110
Property Features for 5 Pump House Rd
General Information
Standard status
Active
Size
1,352 SF
Total Parking Spaces
2
Property subtype
Income
Additional Details
Furnished
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$1,624
Amenities
upper-level decks
Laminate
Yes
1
2
Washer/Dryer Hookups (Some Units)
Square Feet
1/2 - .99 Acre
Shared Well
0.61
Detached
Slab
1352
Building Details
Building Size
1,352 SF
Year Built
1990
Listing Agency:
LPT Realty
(208) 369-7998
Listed By:
Natasha Esquibel · License #SP40630
(208) 369-7998
Source:
Homesofidaho
Added: May 12
Changed: Aug 28
Last Checked: May 29 at 11:19AM
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 LPT Realty
Investment Insights
Based on property information with market context.
This 1,352-square-foot cabin, built in 1990 and subsequently renovated, is currently furnished and operating as an Airbnb. The interior centers on an open living, kitchen, and dining arrangement, with an upper loft providing additional sleeping space. Decks at the front and rear of the upper level expand the usable area and capture mountain views and Idaho sunsets.
A detached two-car garage offers storage for outdoor equipment and recreational vehicles, while its 331-square-foot finished upper level is in place for conversion to an ADU. The property is located at 5 Pump House Rd in Garden Valley, approximately 45 minutes from Boise and near town within a quiet mountain community. It is presented as a short-term rental, vacation home, or year-round retreat.
A detached two-car garage offers storage for outdoor equipment and recreational vehicles, while its 331-square-foot finished upper level is in place for conversion to an ADU. The property is located at 5 Pump House Rd in Garden Valley, approximately 45 minutes from Boise and near town within a quiet mountain community. It is presented as a short-term rental, vacation home, or year-round retreat.
Key Highlights
- 1,352‑square‑foot renovated cabin built in 1990
- Currently furnished and operating as an Airbnb
- Open living, kitchen, and dining layout with upper loft sleeping area
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
2.93%
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 2.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$342.0K
$299.3K – $399.0K
NOI $23,940 @ 7.0% cap · market cap 5.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
4
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 - Renovated cabin with loft sleeping space, two decks, and a detached garage with finished upper-level area.
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 $454,000.
What are key features of this property?
This property features: 1,352‑square‑foot renovated cabin built in 1990; Currently furnished and operating as an Airbnb; Open living, kitchen, and dining layout with upper loft sleeping area
