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    3449 Swan Valley Hwy Irwin, ID 83428

    View on Map
    Sponsored
    For Sale
    $3,900,000

    COMMERCIAL - Irwin, ID

    Property size:
    1,600 SF
    Lot size:
    20.08 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 7 at 2:06 am

    Property Features for 3449 Swan Valley Hwy

    General Information

    Special listing conditions
    Standard
    Property type
    Commercial Sale
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Rooms
    Bathroom 2, Bathroom 1
    Bathrooms
    2
    APN
    00000214473
    Parking features
    Parking Lot
    Accessibility
    Accessible Approach with Ramp
    Size
    1,600 SF
    Lot size
    20.08 Acres

    Utilities

    Sewer type
    Private Sewer
    Heating system
    Ductless (Heating), Electric (Heating)
    Cooling system
    Wall/Window Unit(s), Window Unit(s)
    Water source
    Well

    Building Details

    Year built
    1955
    Floors in Building
    1
    Building materials
    Frame, Wood Siding
    Roof type
    Metal

    We can help!

    Listing Contact
    Diana Ferguson

    Keller Williams Teton Valley, Idaho (313) 413-5846

    Listing agent Diana Ferguson (630) 432-3512

    Listing date Mar 6, 2026

    MLS# 2184473

    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

    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 customer base, dating back to 1955. The property also includes a refurbished 32-stall full-hookup RV park, with 9 premium pull-through sites designed for larger luxury RVs, offering immediate income potential. The property has Commercial/Industrial zoning and highway frontage, presenting potential 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. It is surrounded by recreational opportunities, including Palisades Reservoir and public land access for fishing, boating, hiking, and hunting.
    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
    -111.2855243
    Latitude
    43.4017197

    Nearby Similar for Sale

    • New
      $3,900,000
      1,600 SF

      Swan Valley Commercial Opportunity

      20.08 acres with saloon, RV park, and development potential.
      3449 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 of the Snake River.
      3427 Swan Valley Hwy, Irwin, ID 83428
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    • $1,375,000
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      Swan Valley Lodge & Restaurant

      Charming lodge and restaurant near South Fork Snake River.
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    • $1,375,000

      Swan Valley Lodge & Restaurant

      Charming lodge and restaurant near Snake River, turnkey business opportunity.
      3427 Swan Valley Hwy, Irwin, ID 83428
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    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 Hwy 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: - 20.08-acre property with three separately deeded parcels in Swan Valley, Idaho.; - Includes the Covered Wagon Saloon, a historic bar with a **full liquor license and established customer base**.; - Features a **newly refurbished 32-stall full-hookup RV park with immediate income potential**.
    (313) 413-5846
    Request Owner's contact information
    3449 Swan Valley Hwy Irwin, ID 83428
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    Irwin, ID 83428
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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
    3449 Swan Valley Hwy Irwin, ID 83428
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    We can help!
    Listing Contact
    Diana Ferguson
    (313) 413-5846 (630) 432-3512
    Learn more
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