Foothill Farm with Guest
For Sale
$1,799,000
994 Walker Trail, Emmett, ID 83617
Farm property with a farmhouse, two private-entry ADUs, a shop, and multiple pastures.
Property Size5,121 SF
Price / SF$351.30
Days on Market52
Property Features for 994 Walker Trail
General Information
Standard status
Active
Size
5,121 SF
Property subtype
Land
Building Details
Year Built
2009
Listing Agency:
(208) 731-5700
Listed By:
Perrine Realty
(208) 731-5700
Source:
Buymagicvalley
Added: Jul 11
Changed: Aug 30
Last Checked: Aug 30 at 11:41PM
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 Perrine Realty
Investment Insights
Based on property information with market context.
This farm property includes a custom farmhouse, two separate one-bedroom ADUs, and a 50-by-60-foot shop. The main residence was built in 2009 and features five bedrooms, a food-storage basement with a walk-in temperature-controlled refrigerator, a screened sun porch, and a family room opening to an expansive deck. Each ADU has a private entrance, kitchen, and laundry room.
Outdoor improvements include multiple pastures arranged for animal rotation, a milking shed, chicken coop, garden area, greenhouse, storage lean-to, and full RV hookups. The property also offers off-grid capabilities and sits on a quiet cul-de-sac near the foothills of Emmett. Foothill trails and rolling orchards are nearby, with Eagle approximately 15 minutes away.
Outdoor improvements include multiple pastures arranged for animal rotation, a milking shed, chicken coop, garden area, greenhouse, storage lean-to, and full RV hookups. The property also offers off-grid capabilities and sits on a quiet cul-de-sac near the foothills of Emmett. Foothill trails and rolling orchards are nearby, with Eagle approximately 15 minutes away.
Key Highlights
- Two 1‑bedroom ADUs with private entrances, kitchens, and laundry rooms
- 50x60 shop with one ADU and full RV hookups
- Five‑bedroom farmhouse built in 2009
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
$50,465
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
2.81%
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%
$1,009,300
$1.0M
Cap Rate 7%
$720,929
$720.9K
Cap Rate 9%
$560,722
$560.7K
Market Conditions
NOI Build-Up for 5,121 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
$97.1K $18.96/SF
− Vacancy
−$5.3K −$1.04/SF
EGI
$91.8K $17.92/SF
− OpEx
−$41.3K −$8.06/SF
NOI
$50.5K $9.85/SF
Area
Gem 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%
$1,009,300
Cap Rate 7%
$720,929
Cap Rate 9%
$560,722
Alternative Uses
Best Use
Apartment 5plus
$720.9K
$630.8K – $841.1K
NOI $50,465 @ 7.0% cap · market cap 2.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.30M
$1.13M – $1.51M
NOI $90,679 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 83617, ID
17,502
Population
6,981
Households
2.5
Avg Household Size
44
Median Age
22%
College-Educated
89%
High-School Grad
224.0 sq mi
ZIP Area
78
Density / Sq Mi
$65,566
Median Household Income
$34,007
Median Earnings
$873
Median Rent
$364,200
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?
Farm - Farm property with a farmhouse, two private-entry ADUs, a shop, and multiple pastures.
Where is this farm located?
The property is located at 994 Walker Trail Emmett, ID.
What is the asking price?
The asking price for this property is $1,799,000.
What are key features of this property?
This property features: Two 1‑bedroom ADUs with private entrances, kitchens, and laundry rooms; 50x60 shop with one ADU and full RV hookups; Five‑bedroom farmhouse built in 2009
