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    Corner Lot in Crosstimber Ranch Title is generated by Realmo AI

    Bobcat Court lot 6, Garden Valley, ID 83622

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    Claim this Listing
    For Sale
    $200,000

    LAND - Garden Valley, ID

    Lot size:
    2.00 Acres
    Added:
    Apr 8, 2026
    Days on Market:
    37
    Last Refresh:
    May 14 at 5:06 pm

    Property Features for Bobcat Court lot 6

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    RP001120020060
    Lot size
    2.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    T8N, R4E, Section 2 Crosstimber Ranch Sub 1, Blk 2, Lot 6
    Tax Annual Amount
    646

    Utilities

    Utilities
    Electricity Available
    Water source
    Well

    We can help!

    Listing Contact
    Kathleen Vaughan

    Listing agent Kathleen Vaughan License #AB26429

    Listing office Garden Valley Properties 539 S Middle Fork Rd, Garden Valley, ID

    Listing date Apr 8, 2026

    MLS# 98981295 Listing URL

    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.

    HighLights

    • Ready‑to‑build corner lot with power, phone, and well already in place.
    • Premier neighborhood in Crosstimber Ranch with bridle paths, hiking trails, and greenbelt.
    • Views overlooking Crouch and the Middle Fork canyon.
    • Easy year‑round access close to the South Fork of the Payette River.
    • Proximity to Garden Valley amenities: schools, parks, shopping, doctors, library, museum, and art gallery.
    • Conveniently located 90 minutes from Boise Airport.

    Overview

    This corner lot is located in Crosstimber Ranch. The level and easily sloped lot offers views north over the town of Crouch and east up the Middle Fork canyon. Power, phone, and a well are in place. Crosstimber Ranch is a neighborhood with bridle paths, hiking trails, and a greenbelt along Alder Creek. It has year-round access and is located within a mile of the South Fork of the Payette River. The Garden Valley community offers schools, parks, shopping, doctors, a library, a museum, and an art gallery. The Wild and Scenic Payette River and Terrace Lakes golf course are nearby. The lot is located in Garden Valley, approximately 90 minutes from the Boise Airport. The lot size is 2 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Garden Valley
    County
    Boise
    State
    Idaho
    Longitude
    -115.951664
    Latitude
    44.061727

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    FAQs

    What type of property is this?
    Residential land & home lot - Two-acre corner lot with utilities in premier Garden Valley neighborhood.
    Where is this residential land & home lot located?
    The property is located at Bobcat Court lot 6 Garden Valley, ID.
    What is the asking price?
    The asking price for this property is $200,000.
    What are key features of this property?
    This property features: Ready‑to‑build corner lot with power, phone, and well already in place.; Premier neighborhood in Crosstimber Ranch with bridle paths, hiking trails, and greenbelt.; Views overlooking Crouch and the Middle Fork canyon.
    (208) 859-8515
    We can help!
    Listing Contact
    Kathleen Vaughan
    Real Estate License ID: AB26429
    Learn More
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    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
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