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    13 Gott Ln Salmon, ID 83467

    Sponsored
    For Sale
    $2,975,000

    COMMERCIAL - Salmon, ID

    Property size:
    10,740 SF
    Lot size:
    12.04 Acres
    Days on Market:
    165
    Last Refresh:
    Jan 20 at 12:06 pm

    Property Features for 13 Gott Ln

    General Information

    Special listing conditions
    Standard
    Property type
    Commercial Sale
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Rooms
    Bathroom 8, Bathroom 11, Bathroom 12, Bathroom 1, Bathroom 4, Bathroom 9, Bathroom 3, Bathroom 2, Bathroom 7, Bathroom 6, Basement, Bathroom 5, Bathroom 10
    Bathrooms
    12
    APN
    RP00208000005AA
    Parking
    10
    Parking features
    Off Street
    Exterior features
    Lighting
    Basement
    Finished, Full
    Accessibility
    Accessible Approach with Ramp
    Size
    10,740 SF
    Lot size
    12.04 Acres

    Utilities

    Sewer type
    Private Sewer
    Heating system
    Electric (Heating), Ductless (Heating)
    Cooling system
    Ductless, Wall/Window Unit(s), Zoned, Window Unit(s)
    Water source
    Well
    Water front features
    River Front, Waterfront
    Water front
    1

    Building Details

    Year built
    1995
    Floors in Building
    3
    Building materials
    Log, Log
    Roof type
    Metal

    We can help!

    Listing Contact
    Tricia Poulos

    Silvercreek Realty Group (208) 377-0422 [email protected]

    Listing agent Tricia Poulos (208) 317-6445

    Listing date Aug 9, 2025

    Copyright © 2026 Snake River Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Salmon River Lodge with Income

    This three-story log lodge, situated in the heart of historic Salmon, Idaho, operates as a bed and breakfast with income potential and can also serve as a private residence. Currently utilized as a four-season property, it maintains regular bookings throughout the year. The lodge features 8 guest rooms, including 6 with private baths and 2 with a shared bathroom. The property is being sold fully furnished with inventory, supplies, and equipment. The third-floor owner's suite includes a living area, a master bedroom with a master bath and walk-in closet, a second bedroom, a full bath, a laundry facility, and an office/3rd bedroom. The basement houses a remodeled 2-bedroom apartment, suitable for employee housing or separate rental income, along with storage areas and a lap pool. The property offers views of the city of Salmon and the surrounding mountains, with outdoor balconies for relaxation. Located on the Salmon River, the 12.04-acre property provides access to outdoor activities, in addition to local activities in town. The building size is 10,740 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Restaurant Realty agency Law Firm Building Supply Spa & Massage Dental Office Wholesale Shop Auto Repair Shop Hair Salon Clothing Store

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    Syringa Lodge, Salmon, The Roost

    Location Insight

    • Map
    • Local Demand
    City
    Salmon
    County
    Lemhi
    State
    Idaho
    Longitude
    -113.9100165
    Latitude
    45.17479

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    FAQs

    What type of property is this?
    Bed & breakfast - Established bed and breakfast with income potential in Salmon, Idaho.
    Where is this bed & breakfast located?
    The property is located at 13 Gott Ln Salmon, ID.
    What is the asking price?
    The asking price for this property is $2,975,000.
    What are key features of this property?
    This property features: - Established and fully furnished bed & breakfast business with year-round bookings and income potential.; - Eight unique guest rooms, six with private baths, suitable for short-term rental or private residence.; - Includes a third-floor owner's suite with living area, master bedroom/bath, walk-in closet, laundry, office, and additional bedroom.
    (208) 523-6111
    Request Owner's contact information
    13 Gott Ln Salmon, ID 83467
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    Salmon, ID 83467
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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
    13 Gott Ln Salmon, ID 83467
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    We can help!
    Listing Contact
    Tricia Poulos
    Real Estate License ID: SP45785
    (208) 523-6111
    Learn more
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