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    Mores Creek Frontage Land Title is generated by Realmo AI

    Mores Creek Heights lot 2, Boise, ID 83716

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    Claim this Listing
    For Sale
    $1,380,000

    LAND - Boise, ID

    Lot size:
    32.80 Acres
    Added:
    Apr 10, 2026
    Days on Market:
    46
    Last Refresh:
    May 25 at 7:06 pm

    Property Features for Mores Creek Heights lot 2

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    RP048010000020
    Lot size
    32.80 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    T4n R4e Sec 2 Mores Creek Heights Lot 2
    Tax Annual Amount
    1234

    Utilities

    Water source
    Well
    Water front features
    Waterfront, Creek
    Water front
    1

    We can help!

    Listing Contact
    Sarah Schnitker

    Listing agent Sarah Schnitker License #SP44543

    Listing office Coldwell Banker Tomlinson 2512 W Navigator Dr, Suite 100, Meridian, ID

    Listing date Apr 10, 2026

    MLS# 98981630 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

    • 32.8 acres of private Idaho land with Mores Creek frontage and no CCRs.
    • Only 30 minutes to Boise and 20 minutes to Micron Technology, offering both seclusion and accessibility.
    • 17 acres of flat, buildable land suitable for a custom home, shop, barn, or estate.
    • Private driveway with direct Hwy 21 access is mostly completed.
    • Power nearby reduces development costs.
    • Subdivision potential (subject to approval) and long‑term appreciation.

    Overview

    This 32.8-acre property offers a rare opportunity to own private Idaho land with Mores Creek frontage and no CCRs. Located along the Highway 21 corridor, the property is approximately 30 minutes from Boise and 20 minutes from Micron Technology. The land features a combination of seclusion, accessibility, and usability, with 17 acres of flat, buildable land suitable for a custom home, shop, barn, or estate. A private driveway with direct Highway 21 access is mostly completed. The property includes canyon rim views, rolling pasture, wooded terrain, and creek frontage with multiple potential build sites. Power is located nearby. Natural lava and basalt rock enhance the landscape. The property offers privacy, wildlife, and expansive views while maintaining proximity to Boise. It presents a strong investment opportunity with subdivision potential, subject to approval, and long-term appreciation in a desirable Idaho corridor. The property has legacy potential, offering space to create a private retreat, multigenerational compound, or luxury mountain escape.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Boise
    County
    Ada
    State
    Idaho
    Longitude
    -116.118
    Latitude
    43.5418

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 32.8 acres of private Idaho land near Boise.
    Where is this agricultural land / farmland located?
    The property is located at Mores Creek Heights lot 2 Boise, ID.
    What is the asking price?
    The asking price for this property is $1,380,000.
    What are key features of this property?
    This property features: 32.8 acres of private Idaho land with Mores Creek frontage and no CCRs.; Only 30 minutes to Boise and 20 minutes to Micron Technology, offering both seclusion and accessibility.; **17 acres of flat, buildable land suitable for a custom home, shop, barn, or estate.**
    (208) 890-9107
    We can help!
    Listing Contact
    Sarah Schnitker
    Real Estate License ID: SP44543
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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.

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