Your AI Navigator in Commercial Real Estate
Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Property profile & analytics

    5450 Dry Henderson Rd Victor, ID 83455

    • Land
    • 56.04 lot acres
    For Sale
    View listing
    $7,900,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 5450 Dry Henderson Rd

    Lot size
    56.04 lot acres
    Property type
    Land

    Description

    Nestled in Teton County, Idaho, this exceptional 56.04-acre property presents a rare opportunity. Located on the coveted west side of Teton Valley, between Victor and Driggs, this elevated, wooded foothill property boasts breathtaking views of the Teton Mountain Range and surrounding heritage farmlands. The land is comprised of three deeded parcels, each with ideal building sites for primary and guest residences. Existing improvements include a 3,360 square foot, four-bedroom, three-bathroom custom home; a roughly 2,000 square foot garage (partially heated); a regulation tennis court and a heated paddle tennis court with a warming cabin; a trap and target range; an automated backup generator; and a large pond with a fire pit and picnic area. A well-maintained private road with underground utilities provides access to each parcel, ensuring privacy and stunning views. The property is zoned RA-35 Rural Agricultural and is adjacent to National Forest land. The property's unique features and location make it well-suited for a family compound, corporate retreat, or potential development/resale, including a potential guest/dude ranch, subject to Teton County approval (see county land development code, Section 3-6-9, for details). Detailed information, including photos and a video showcasing the property's features, is available. The property's APN is RP04N44E251201. Asking price is $7,900,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Victor
    County
    Teton
    State
    Idaho
    Longitude
    -111.21
    Latitude
    43.646

    Comparable in this City

    • Value Estimation by Request
      247.45 Acres

      5000 Grv Crk Rd

      Land • 247.45 Acres
      5000 Grv Crk Rd, Victor, ID 83455
      View Details
    • Value Estimation by Request
      82.45 Acres

      5000 Grv Crk Rd

      Land • 82.45 Acres
      5000 Grv Crk Rd, Victor, ID 83455
      View Details
    • Value Estimation by Request
      165.00 Acres

      5500 Grv Crk Rd

      Land • 165.00 Acres
      5500 Grv Crk Rd, Victor, ID 83455
      View Details
    • Value Estimation by Request
      56.04 Acres

      5450 Dry Henderson Rd

      Land • 3,360 SF
      5450 Dry Henderson Rd, Victor, ID 83455
      View Details
    • Value Estimation by Request
      0.49 Acres

      Victor, ID 83455

      INDUSTRIAL - VACANT LAND • 0.49 Acres
      Victor, ID 83455
      View Details
    • Value Estimation by Request
      2.39 Acres

      6612 Reserve Dr

      VACANT COMMERCIAL LAND • 2.39 Acres
      6612 Reserve Dr, Victor, ID 83455
      View Details

    Similar Nearby for Sale

    • $7,900,000
      56.04 Acres

      Rocky Creek Ranch: 56 Acres

      Luxury Idaho Ranch; Stunning Views
      5450 Dry Henderson Rd, Victor, ID 83455
      View Details
    • $699,000
      19.91 Acres

      Victor, ID Land with Views

      19.91 acres near Teton River with panoramic views.
      Victor, ID 83455
      View Details
    • $1,569,000
      39.84 Acres

      Land in Victor, Idaho

      39.84 acres in Victor with Trail Creek access.
      Victor, ID 83455
      View Details
    • $2,500,000
      Pending

      Land with River Frontage

      49.67 acres of land with river frontage and views.
      3529 5750 S, Victor, ID 83455
      View Details
    • $260,000
      0.06 Acres

      Creekside Building Site in Victor

      Building site in Teton Springs with mountain views and amenities.
      57 Warm Creek Ln, Victor, ID 83455
      View Details
    • $260,000
      0.06 Acres

      Land in Teton Springs Community

      Cabin site in golf and fly-fishing community near Jackson Hole.
      3 Blackfoot Trl, Victor, ID 83455
      View Details
    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.
    5450 Dry Henderson Rd
    Victor, ID 83455
    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

    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.