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    3449 SWAN VALLEY Highway Irwin, ID 83428

    View on Map
    For Sale
    $3,900,000

    COMMERCIAL - Irwin, ID

    Property size:
    1,600 SF
    Lot size:
    20.08 Acres
    Added:
    Mar 6, 2026
    Days on Market:
    26
    Last Refresh:
    Apr 1 at 8:06 pm

    Property Features for 3449 SWAN VALLEY Highway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    00000214473
    Size
    1,600 SF
    Lot size
    20.08 Acres

    Taxes and HOA fees

    TaxYear
    2025
    TaxAnnualAmount
    4970

    Utilities

    Heating system
    Electric (Heating)
    Cooling system
    Wall Unit(s)
    Water source
    Well

    Building Details

    Floors in Building
    1
    Building materials
    Combo, Wood Siding, Stick Built On Site
    Roof type
    Metal

    We can help!

    Listing Contact
    Diana Ferguson

    Listing agent Diana Ferguson

    Listing office Keller Williams Jackson Hole PO Box 12783, Jackson, ID

    Listing date Mar 6, 2026

    MLS# 26-348

    Copyright © 2026 Teton Board of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Swan Valley Commercial Opportunity

    This 20.08-acre property in Swan Valley, Idaho, comprises three separately deeded parcels (12.782, 2.204, and 5.097 acres) situated in the foothills of Mount Baldy, near the South Fork of the Snake River. It features the Covered Wagon Saloon, a historic establishment with a full liquor license and established clientele, dating back to 1955. The property also includes a recently renovated 32-stall full-hookup RV park, which includes 9 premium pull-through sites suitable for larger RVs, offering immediate income potential. The property has Commercial/Industrial zoning and highway frontage, presenting opportunities for expansion and future commercial, retail, or residential development. A small cabin on the property could be converted into employee housing, owner's quarters, or an RV park office. The property is located less than an hour from Jackson Hole, Wyoming, and Idaho Falls, Idaho, and is near Palisades Reservoir and public lands for outdoor activities such as fishing, boating, hiking, and hunting. This turnkey property allows for continued operations and offers a lifestyle in a desirable outdoor destination.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Storage Facility Hotel & Motel Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Irwin
    County
    Bonneville
    State
    Idaho
    Longitude
    -111.2848998
    Latitude
    43.4000143

    Nearby Similar for Sale

    • $1,375,000
      10,000 SF

      Swan Valley Lodge & Restaurant

      Charming lodge and restaurant near South Fork of the Snake River.
      3427 Swan Valley Hwy, Irwin, ID 83428
      View Details
    • $1,375,000
      10,000 SF

      Swan Valley Lodge & Restaurant

      Charming lodge and restaurant near South Fork Snake River.
      3427 US-26, Irwin, ID 83428
      View Details

    FAQs

    What type of property is this?
    Campground - 20.08 acres with saloon, RV park, and development potential.
    Where is this campground located?
    The property is located at 3449 SWAN VALLEY Highway Irwin, ID.
    What is the asking price?
    The asking price for this property is $3,900,000.
    What are key features of this property?
    This property features: Turnkey, income‑producing property featuring a historic saloon with full liquor license and loyal customer base, alongside a newly refurbished 32‑stall RV park.; 20.08 acres consisting of three separately deeded parcels with flexible Commercial/Industrial zoning and excellent highway frontage.; Prime location in Swan Valley, Idaho, near the South Fork of the Snake River and Mount Baldy, surrounded by world‑class recreation.
    (630) 432-3512
    We can help!
    Listing Contact
    Diana Ferguson
    Learn More
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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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