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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    1828 Hidden Canyon Rd Council, ID 83612

    • Commercial real estate
    • 40.00 lot acres
    For Sale
    View listing
    $2,350,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US27-1023331
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 1828 Hidden Canyon Rd

    Lot size
    40.00 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 40± acre Idaho ranch boasts a stunning lodge-style log home with panoramic views. The home features a spacious great room with soaring 28-foot and 20-foot trusses, a handcrafted rock fireplace, and a well-appointed kitchen with a walk-in pantry. The main floor includes a luxurious owner's suite with a jacuzzi tub, double vanity, and walk-in shower/steam room, plus a guest bath and large laundry room. A wraparound deck offers seamless indoor-outdoor living. The attached two-car garage is constructed of Forterra Hollowcore concrete, supporting a walkout basement. The lower level, built with insulated concrete forms (ICF) and reinforced concrete, includes two bedrooms, a bath, and a sound-insulated space ideal for a studio. A hydronic heating system ensures comfort. The property also features a seasonal water storage pond with permits for expansion, opening possibilities for agricultural pursuits. Conveniently located near Highway 95 and Hidden Canyon Road, the estate includes a secure, automatic gated entrance. Uniquely, it houses Adams County's only licensed craft brewery, presenting agritourism potential. This property offers a blend of luxury living, recreational opportunities, and business potential.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Council
    County
    Adams
    State
    Idaho
    Longitude
    -116.4976
    Latitude
    44.64236

    Comparable in this City

    • $699,000
      134.33 Acres

      Council, ID Ranch with River

      134-acre ranch with river frontage and mountain views in Idaho.
      2168 Middle Fork Rd, Council, ID 83612
      View Details
    • $699,000
      134.33 Acres

      Idaho Ranch with River Frontage

      134-acre ranch with river frontage and mountain views.
      2168 Middle Fork Rd, Council, ID 83612
      View Details
    • $1,495,000
      1,632 SF

      Productive Ranch Land with River

      80 acres with Weiser River frontage and priority water rights.
      2671 W Fork Rd, Council, ID 83612
      View Details
    • $750,000
      4,235 SF

      Highway 95 Frontage Retail Showroom

      Free-standing building with retail showroom, warehouse space, and RV storage.
      2029 S 95, Council, ID 83612
      View Details
    • $159,000

      Creekfront Building Site in Cuprum

      Two city lots form a spacious building site near National Forest.
      4474 Council Cuprum Rd, Council, ID 83612
      View Details
    • $210,000
      0.67 Acres

      Commercial Land in Council, ID

      Commercial land with road frontage and utilities in Council, ID.
      Illinois Ave, Council, ID 83612
      View Details

    Similar Nearby for Sale

    • $699,000
      134.33 Acres

      Council, ID Ranch with River

      134-acre ranch with river frontage and mountain views in Idaho.
      2168 Middle Fork Rd, Council, ID 83612
      View Details
    • $699,000
      134.33 Acres

      Idaho Ranch with River Frontage

      134-acre ranch with river frontage and mountain views.
      2168 Middle Fork Rd, Council, ID 83612
      View Details
    • $1,495,000
      1,632 SF

      Productive Ranch Land with River

      80 acres with Weiser River frontage and priority water rights.
      2671 W Fork Rd, Council, ID 83612
      View Details
    • $750,000
      4,235 SF

      Highway 95 Frontage Retail Showroom

      Free-standing building with retail showroom, warehouse space, and RV storage.
      2029 S 95, Council, ID 83612
      View Details
    • $159,000

      Creekfront Building Site in Cuprum

      Two city lots form a spacious building site near National Forest.
      4474 Council Cuprum Rd, Council, ID 83612
      View Details
    • $210,000
      0.67 Acres

      Commercial Land in Council, ID

      Commercial land with road frontage and utilities in Council, ID.
      Illinois Ave, Council, ID 83612
      View Details
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    Council, ID 83612
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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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