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    Property profile & analytics

    6397 Beacon Light Rd Eagle, ID 83616

    • Commercial real estate
    • 37.35 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US27-0791924
    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 6397 Beacon Light Rd

    Lot size
    37.35 lot acres
    Property type
    Commercial real estate
    APN
    S0403110010

    Description

    Exceptional opportunity to acquire Phase 1 of the Torrente Secco Subdivision in Eagle, Idaho. This 37.35-acre parcel boasts a preliminary plat approval for 41 residential lots, ranging in size from 8,025 to 14,542 square feet. Zoned R4-DA and R2-DA, this prime development land is part of a larger, approved 276.75-acre master plan encompassing 613 residential lots, 13.34 acres of commercial space, and a planned elementary school. Utilities are conveniently located at or near the site, streamlining the development process. Construction drawings are currently in progress for phases one through six, presenting a unique opportunity for phased acquisition. This offering represents Phase 1 of the subdivision, currently a portion of parcel S0403110010, and is priced at $3,997,500. The larger Torrente Secco development provides a compelling investment opportunity with significant future potential. This is a chance to secure a substantial piece of a thriving residential community in Eagle, Idaho. The Ada County location and proximity to amenities make this an attractive proposition for developers seeking a high-demand residential project.

    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
    Eagle
    County
    Ada
    State
    Idaho
    Longitude
    -116.4331472
    Latitude
    43.717122

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      Eagle, ID Investment Opportunity

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    Similar Nearby for Sale

    • $1,200,000
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      Cocoa Village Retail Opportunity

      Prime King Street location, updated building.
      695 Parkinson St, Eagle, ID 83616
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      27.00 Acres

      Quarry Village: Prime Eagle, ID Development

      27-acre mixed-use development opportunity in Eagle, ID.
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      Development Ground Near Downtown Eagle

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      695 S Parkinson St, Eagle, ID 83616
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    • $5,200,000
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      Eagle, ID Hotel Development Site

      Prime Hotel Site, Hwy 16 & 44 Intersection
      7884 State St, Eagle, ID 83616
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    • $824,999
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      Eagle, Idaho Home with Upgrades

      Elegant 4-bedroom home with premier amenities in a desirable location.
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      Eagle, ID Investment Opportunity

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    Similar Nearby for Lease

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      Eagle, ID Executive Office Space

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      Mixed-Use Property in Eagle, Idaho

      Retail and office spaces available in Eagle's premier mixed-use project.
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    • $1.50 SF/Yr
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      Eagle Office/Industrial Opportunity

      High-quality office/industrial asset in a desirable location.
      1345 E State St, Eagle, ID 83616
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    6397 Beacon Light Rd
    Eagle, ID 83616
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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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