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    Snake Riverfront Paradise Opportunity Title is generated by Realmo AI

    3768 Swan Valley Hwy, Irwin, ID 83428

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    Claim this Listing
    For Sale
    $1,400,000

    Real Estate Only - Irwin, ID

    Property size:
    2,416 SF
    Lot size:
    4.28 Acres
    Price / SF:
    $579/SF
    Added:
    Apr 7, 2026
    Days on Market:
    48
    Last Refresh:
    May 24 at 10:06 pm

    Property Features for 3768 Swan Valley Hwy

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Size
    2,416 SF
    Lot size
    4.28 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    2390.9

    Utilities

    Heating system
    Baseboard, Electric (Heating)
    Cooling system
    None (Cooling)

    Building Details

    Floors in Building
    2
    Architectural style
    Other

    We can help!

    Listing Contact
    Haley Ochsner
    Haley Ochsner

    Listing agent Haley Ochsner

    Listing office LPT Realty 1303 12th Ave, Nampa, ID

    Listing date Apr 7, 2026

    MLS# 582155 Listing URL

    Copyright © 2026 Greater Pocatello Association 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.

    HighLights

    • 4.28‑acre parcel with direct access to the South Fork of the Snake River.
    • Approved for 10 rental cabins and a restaurant (Bonneville County approval).
    • Current zoning allows for residential and/or commercial activity.
    • Includes a 2416 sq ft home, suitable for rental or living.
    • Existing glamping business on‑site.
    • Located near Swan Valley and an hour from Jackson Hole.

    Overview

    This 4.28-acre property is located on the South Fork of the Snake River. It offers views, wildlife, and river access. The acreage is suited for a private retreat, family getaway, or commercial investment. The property has approval from Bonneville County for 10 rental cabins and a restaurant. Current zoning allows for residential improvements and commercial activity. There is a glamping business on-site, as well as a 2416 square foot home, suitable as a rental or residence. Located near Swan Valley and an hour from Jackson Hole, the property provides access to amenities and recreational activities. The property is suited for building a home or investing in a commercial property.
    Property Profile Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Restaurant Auto Repair Shop Hotel & Motel Grocery & Convenience Store (Bike/Boat/Book/etc) Store 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
    -111.2380019
    Latitude
    43.3693949

    Nearby Similar for Sale

    • $3,500,000
      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
    • $3,500,000
      1,600 SF

      Swan Valley Commercial Opportunity

      20.08 acres with saloon, RV park, and development potential.
      3449 SWAN VALLEY Highway, Irwin, ID 83428
      View Details
    • $2,749,000
      8,740 SF

      Swan Valley Lodge on 5 Acres

      Luxury lodge with guest accommodations on 5 landscaped acres.
      1591 Old Irwin Rd, Irwin, ID 83428
      View Details
    • $2,500,000
      1,800 SF

      Mixed-Use Investment Opportunity in Irwin

      11-acre commercial property with multiple income streams near recreation.
      3781 Swan Valley Hwy, Irwin, ID 83428
      View Details
    • $1,375,000

      Swan Valley Lodge & Restaurant

      Charming lodge and restaurant near Snake River, turnkey business opportunity.
      3427 Swan Valley Hwy, Irwin, ID, 83428-5000
      View Details

    FAQs

    What type of property is this?
    Campground - 4.28-acre property on the South Fork of the Snake River.
    Where is this campground located?
    The property is located at 3768 Swan Valley Hwy Irwin, ID.
    What is the asking price?
    The asking price for this property is $1,400,000.
    What are key features of this property?
    This property features: 4.28‑acre parcel with direct access to the South Fork of the Snake River.; Approved for 10 rental cabins and a restaurant (Bonneville County approval).; Current zoning allows for residential and/or commercial activity.
    (503) 931-9581
    We can help!
    Listing Contact
    Haley Ochsner
    Haley Ochsner
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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.

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    3768 Swan Valley Hwy, Irwin, ID 83428
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