Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    4000 Highway 33 W Tetonia, ID 83452

    Sponsored
    Picture of Residential land & home lots at Highway 33 W 4000, Tetonia, ID
    For Sale
    $8,700,000

    LAND - Tetonia, ID

    Lot size:
    80.00 Acres
    Days on Market:
    5
    Last Refresh:
    Feb 25 at 6:06 pm

    Property Features for 4000 Highway 33 W

    General Information

    Special listing conditions
    Standard
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    APN
    Lots 1 through 24
    Lot size
    80.00 Acres

    We can help!

    Listing Contact
    John Pehrson

    Wild Rose Realty PLLC (208) 589-8262

    Listing agent John Pehrson (208) 589-8262

    Listing date Feb 21, 2026

    MLS# 2182147

    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

    Tetonia, ID Approved Subdivision Land

    This property features a county-approved 24-lot subdivision, complete with roads, power, a fire pond, and covenants and restrictions. The subdivision includes 21 lots that are 2.5 acres each, and 3 ranch lots ranging in size from 4 to 8 acres. Situated at the junction of Highways 33 and 32 in Tetonia, Idaho, the location offers open views of the Teton Peaks and mountain range. The lots are ready to build or sell, and each lot permits a home and a guest home. No lots have been sold. The new owner will control the covenants and restrictions. The property is located in Tetonia, which serves as a gateway to Teton Valley, Idaho, providing access to Grand Targhee Ski Resort, Driggs, Victor, Jackson, Wyoming, as well as Island Park and Yellowstone. The total lot size is 80 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    HVAC Service Department Store (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Tetonia
    County
    Teton
    State
    Idaho
    Longitude
    -111.1811621
    Latitude
    43.7600748

    Nearby Similar for Sale

    • $1,065,000
      950 SF

      Tetonia, ID Commercial Building

      Commercial building in Tetonia, ID with remodeling underway.
      6334 N Main St, Tetonia, ID 83452
      View Details
    • $699,000
      Pending

      Tetonia Industrial Facility For Sale

      3,600 sq ft industrial facility with income potential in Tetonia.
      6101 S 2 St, Tetonia, ID 83452
      View Details
    • $1,065,000
      0.22 Acres

      Tetonia, ID Land For Sale

      Commercial building undergoing remodeling with expansion potential in growing community.
      6334 N Main St, Tetonia, ID 83452
      View Details
    • $620,000
      2,080 SF

      Tetonia Home on Large Lot

      Home on .47 acres, R2 zoning allows multifamily development.
      3115 Central Ave, Tetonia, ID 83452
      View Details
    • $800,000
      0.06 Acres

      Tetonia Business Duo: High Returns!

      Profitable Hair Salon & Tire Shop. Established Businesses.
      3031 Central Ave, Tetonia, ID 83452
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Approved 24-lot subdivision near Highways 33 and 32.
    Where is this residential land & home lot located?
    The property is located at 4000 Highway 33 W Tetonia, ID.
    What is the asking price?
    The asking price for this property is $8,700,000.
    What are key features of this property?
    This property features: - County approved 24 lot subdivision with infrastructure (roads, power, fire pond); - Open views of the Teton Peaks and Mountain Range; - Lots ready to build or sell (no lots previously sold)
    (208) 589-8262
    Request Owner's contact information
    4000 Highway 33 W Tetonia, ID 83452
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    4000 Highway 33 W
    Tetonia, ID 83452
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    4000 Highway 33 W Tetonia, ID 83452
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    John Pehrson
    (208) 589-8262 (801) 253-2151
    Learn more
    Google sign-in failed. Please try again or use another login method.