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    RV Park and Campground Property Title is generated by Realmo AI

    28 Harris Creek Rd, Horseshoe Bend, ID 83629

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    Claim this Listing
    For Sale
    $3,300,000

    MULTI_FAMILY - Horseshoe Bend, ID

    Property size:
    2,100 SF
    Lot size:
    4.30 Acres
    Price / SF:
    $1,571/SF
    Added:
    Apr 22, 2026
    Days on Market:
    47
    Last Refresh:
    Jun 7 at 10:06 pm

    Property Features for 28 Harris Creek Rd

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    14
    Bathrooms
    10
    Rooms
    Bedroom 13, Bedroom 3, Bathroom 5, Bathroom 2, Bedroom 14, Bedroom 1, Bedroom 6, Bathroom 1, Bathroom 8, Bedroom 7, Bedroom 5, Bathroom 6, Bedroom 8, Bathroom 9, Bedroom 9, Bathroom 4, Bathroom 7, Bedroom 11, Bedroom 12, Bedroom 2, Bathroom 3, Bedroom 4, Bathroom 10, Bedroom 10
    Parking
    40
    Parking features
    RV
    Interior features
    Walk In Shower
    Fencing
    Fenced, Cross Fenced
    Appliances
    Disposal (No Units), Stove/Range (All Units), Refrigerator (All Units)
    Standard status
    Active
    APN
    See documents for all Parcel included.
    Size
    2,100 SF
    Lot size
    4.30 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    See individual property taxes
    Tax Annual Amount
    1231

    Utilities

    Sewer type
    Holding Tank, Septic Tank
    Heating system
    Forced Air, Ductless (Heating), Electric (Heating), Hot Water(Heating), Natural Gas
    Cooling system
    Central Air, Window Unit(s), Evaporative Cooling, Zoned, Ductless, Wall/Window Unit(s)

    Building Details

    Year built
    1998
    Number of units
    26
    Flooring type
    Engineered, Laminate
    Building materials
    Concrete, Frame, Wood Siding
    Roof type
    Metal, Composition

    We can help!

    Listing Contact
    Lucas Revaul

    Listing agent Lucas Revaul License #SP58413

    Listing office Homes of Idaho 3597 E Monarch Sky Lane, Nampa, ID

    Listing date Apr 22, 2026

    MLS# 98983106 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

    • Ole RV Park offers 23 total RV rental spots with a mix of dry and full‑hookup sites
    • 15 RV sites are already improved with a combination of custom trailers and 6 tiny homes in place
    • 3 additional tiny homes are approximately 50–80% complete and could be finished to add rental units
    • Includes 3 on‑site homes on different parcels, with each residential and zoned residential in the County
    • Legally obtained Conditional Use Permit (CUP) for an RV park and campground
    • Year built 1998; parking includes RV and the property includes fencing and cross‑fencing

    Overview

    Ole RV Park is an RV park and campground property featuring 23 total RV rental spots, including a mix of dry and full-hookup sites. The property also includes 3 on-site homes, which can support additional rental income or serve as owner/manager housing. Fifteen of the RV sites are already improved with custom trailers and 6 tiny homes in place, and an additional 3 tiny homes are approximately 50–80% complete.

    The property operates as a campground/RV park with a legally obtained Conditional Use Permit (CUP). Ownership is structured as Ole RV Park, LLC, with a 7-year earnings history noted and a separate LLC formed in 2026. The 3 residential houses are located on different parcels, are within the county, and are zoned residential; the parcels are not being sold individually.

    For buyers looking for an operating outdoor hospitality asset, the combination of completed RV-site improvements, partially completed tiny homes, and included on-site residences may support a straightforward path for continued development and use in accordance with the CUP. The offering includes the operating business and all parcels being sold together, with an optional 7th parcel that would allow for 3 additional rental units.
    Property Profile Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Restaurant Auto Repair Shop Gym & Fitness Center Kitchen & Bath Showroom Cafe & Coffee Shop Plumbing Service Pet Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Horseshoe Bend
    County
    Boise
    State
    Idaho
    Longitude
    -116.2040008
    Latitude
    43.89343447

    Nearby Similar for Sale

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      3,478 SF

      Updated Two-Home Residential Income Property

      Completely updated two-home configuration with two full kitchens, private living spaces, and a large lot with tool sheds.
      25 Horseshu Vue Circle, Horseshoe Bend, ID 83629
      View Details
    • $749,900
      3,700 SF

      Duplex and Mobile Home Park

      Duplex plus five-space mobile home park with seven income streams.
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      View Details

    FAQs

    What type of property is this?
    Campground - RV park with 23 rental spots, mix of dry and full-hookup sites, plus on-site homes under a CUP.
    Where is this campground located?
    The property is located at 28 Harris Creek Rd Horseshoe Bend, ID.
    What is the asking price?
    The asking price for this property is $3,300,000.
    What are key features of this property?
    This property features: Ole RV Park offers 23 total RV rental spots with a mix of dry and full‑hookup sites; 15 RV sites are already improved with a combination of custom trailers and 6 tiny homes in place; 3 additional tiny homes are approximately 50–80% complete and could be finished to add rental units
    (208) 576-9405
    We can help!
    Listing Contact
    Lucas Revaul
    Real Estate License ID: SP58413
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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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    28 Harris Creek Rd, Horseshoe Bend, ID 83629
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