Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Land with Panoramic Mountain Views Title is generated by Realmo AI

    8 Indian Valley, Indian Valley, ID 83632

    View on Map
    Claim this Listing
    New
    For Sale
    $289,900

    2,179,742 sqft land parcel with 360° mountain views.

    Type:Land / Unimproved Land
    Property size:
    2,179,742 SF
    Lot size:
    50.04 Acres
    Price / SF:
    $0.13/SF
    Added:
    May 26, 2026
    Days on Market:
    5
    Last Refresh:
    May 27 at 8:13 am

    Property Features for 8 Indian Valley

    General Information

    Standard status
    Active
    Size
    2,179,742 SF
    Lot size
    50.04 Acres
    Property subtype
    Land / Unimproved Land

    We can help!

    Listing Contact
    Cheyenne Bennion

    Listing agent Cheyenne Bennion License #SP51989

    Listing office Crawford Olson Real Estate Services

    Listing date May 26, 2026

    Source Compass

    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 Crawford Olson Real Estate Services

    HighLights

    • Enjoy panoramic 360‑degree views of Council Mtn, Cuddy Mtn, Sturgill Peak, and Indian Mtn.
    • Less than 30 minutes to Council amenities.
    • Short drive to National Forest lands.
    • No CCR's or HOA.
    • Proximity to McCall, Riggins, and Hells Canyon (1 hour).
    • Fenced with wire fencing.

    Overview

    This expansive land parcel, encompassing 2,179,742 square feet, offers panoramic views in all directions. The property provides unobstructed sights of Council Mountain, Cuddy Mountain, Sturgill Peak, and Indian Mountain. Located less than 30 minutes from the amenities of Council, the land is also a short drive from National Forest lands. The location is approximately one hour from McCall, Riggins, and Hells Canyon, and two hours from Boise. The property is intended for building a home.
    Location Intelligence

    Current Use by Public Records

    Land

    Suggested Use

    Food Market Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Indian Valley
    County
    Adams
    State
    Idaho
    Longitude
    -116.4340347
    Latitude
    44.5571091

    Nearby Similar for Sale

    • $579,900
      1,500 SF

      Indian Valley Land with Views

      Almost 120 acres with shop and horse barn.
      Indian Valley Rd Parcel 7, Indian Valley, ID 83632
      View Details
    • $239,900

      Indian Valley Land with Panoramic Views

      41-acre parcel with pond and 360-degree mountain views.
      Indian Valley Rd Parcel 5, Indian Valley, ID 83632
      View Details
    • $289,900

      Indian Valley Land with Views

      50-acre land parcel with panoramic mountain views.
      Indian Valley Rd Parcel 8, Indian Valley, ID 83632
      View Details
    • $579,900
      5,222,408 SF

      Indian Valley Acreage with Shop

      120 acres with shop and barn near Council, Idaho.
      Tbd P-7 Tbd P-7 Indian Valley Road, Indian Valley, ID 83632
      View Details
    • $579,900
      5,222,408 SF

      120 Acres with Mountain Views

      Land with shop, barn, and panoramic mountain views.
      7 Indian Valley, Indian Valley, ID 83632
      View Details
    • $92,900

      Indian Valley Land with Views

      7.56 acres with panoramic mountain views near Council, Idaho.
      Indian Valley Rd Parcel 3, Indian Valley, ID 83632
      View Details
    • $92,900

      Indian Valley Land with Views

      7.48 acres with panoramic mountain views near Council, Idaho.
      Indian Valley Rd Parcel 4, Indian Valley, ID 83632
      View Details
    • $239,900
      1,794,236 SF

      41 Acres with Panoramic Views

      Land with pond and mountain views near Council, Idaho.
      Tbd P-5 Tbd P-5 Indian Valley Road, Indian Valley, ID 83632
      View Details
    • $92,900
      325,828 SF

      Land with Panoramic Mountain Views

      360-degree views near Council, McCall, Riggins, and Hells Canyon.
      Tbd P-4 Tbd P-4 Indian Valley Road, Indian Valley, ID 83632
      View Details
    • $92,900
      325,828 SF

      Land with Panoramic Mountain Views

      Land offering panoramic views near Council, McCall, and Hells Canyon.
      4 Indian Valley, Indian Valley, ID 83632
      View Details
    • $150,000

      Idaho Land with Panoramic Views

      10.81 acres of land with building opportunities and easy access.
      Highway 95 - 10.81 Ac, Indian Valley, ID 83632
      View Details
    • $150,000

      10.65 Acres in Indian Valley

      10.65-acre view property with convenient access and endless possibilities!
      Mesa Road, Indian Valley, ID 83632
      View Details

    FAQs

    What type of property is this?
    Land - 2,179,742 sqft land parcel with 360° mountain views.
    Where is this land located?
    The property is located at 8 Indian Valley Indian Valley, ID.
    What is the asking price?
    The asking price for this property is $289,900.
    What are key features of this property?
    This property features: Enjoy **panoramic 360‑degree views** of Council Mtn, Cuddy Mtn, Sturgill Peak, and Indian Mtn.; Less than 30 minutes to Council amenities.; Short drive to National Forest lands.
    (208) 566-1019
    We can help!
    Listing Contact
    Cheyenne Bennion
    Real Estate License ID: SP51989
    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
    8 Indian Valley, Indian Valley, ID 83632
    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!