Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    L31B4 CUTTHROAT RUN Irwin, ID 83428

    View on Map
    Claim this Listing
    For Sale
    $225,000

    LAND - Irwin, ID

    Lot size:
    2.71 Acres
    Added:
    Apr 12, 2026
    Days on Market:
    8
    Last Refresh:
    Apr 19 at 6:06 am

    Property Features for L31B4 CUTTHROAT RUN

    General Information

    Property type
    Land
    Property subtype
    Other
    Pets allowed
    Yes
    Standard status
    Active
    APN
    RPO55910040310
    Lot size
    2.71 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    825

    Utilities

    Sewer type
    Septic Needed
    Water source
    Private

    Building Details

    Additional Structures
    Guest House

    We can help!

    Listing Contact
    Mark Rockefeller

    Listing agent Mark Rockefeller License #AB6795

    Listing office Teton Valley Realty 253 S Main Box 604, Driggs, ID

    Listing date Apr 12, 2026

    MLS# 26-654 Listing URL

    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

    Irwin Land with Mountain Views

    Lot 31 Blk 4 Palisades Creek Ranch offers a blend of conifers and Aspens, bisected by an old logging road that provides access to a meadow at a lower elevation. A potential home site is located just off Cutthroat Run, which is maintained year-round by the HOA. The property features a natural depression suitable for a daylight walk-out foundation with a 10-foot stem wall, offering views. Alternative, more private home sites are available downslope, with space for a guest house. Tree removal is permitted to enhance views of rolling farm fields and Mount Baldy. Utilities available include electricity, fiber, and household and fire containment water hydrants. The lot size is 2.71 acres.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Irwin
    County
    Bonneville
    State
    Idaho
    Longitude
    -111.298
    Latitude
    43.4056

    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
    • $3,700,000
      1,600 SF

      Swan Valley Commercial Opportunity

      20.08-acre property with saloon, RV park, and development potential.
      3449 Swan Valley Hwy, Irwin, ID 83428
      View Details
    • $3,700,000
      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
    • $1,400,000
      2,416 SF

      Snake Riverfront Paradise Opportunity

      4.28-acre property on the South Fork of the Snake River.
      3768 Swan Valley Hwy, Irwin, ID 83428
      View Details
    • $249,900

      Land with Water and Mountain Views

      1.9-acre parcel with water and mountain views in Irwin, ID.
      CHOKE CHERRY Lane lot: 2, Irwin, ID 83428
      View Details
    • $379,000

      Irwin Land with Palisades Views

      6+ acre lot with panoramic views near Palisades Reservoir.
      WESTVIEW ESTATES lot: 1, Irwin, ID 83428
      View Details
    • $175,000

      Irwin, ID Homesite Acreage

      1.76 acre homesite with utilities and attractive views.
      L13B2 Cutthroat Run, Irwin, ID 83428
      View Details
    • $165,000

      Irwin, ID Land For Sale

      4.25-acre building site with mountain views and recreational access.
      L39 B4 Cutthroat Run, Irwin, ID 83428
      View Details
    • $955,000

      South Fork Riverfront Land

      3.87-acre riverfront lot with 245 ft of frontage.
      L32B3 Raven Road, Irwin, ID 83428
      View Details
    • $142,000

      Land with Panoramic Mountain Views

      3.8-acre parcel in Elk Ridge Subdivision with recreational opportunities.
      SUMAC Loop, Irwin, ID 83428
      View Details
    • $425,000

      Swan Valley Irwin Land Parcel

      10.8-acre parcel with highway access and development potential.
      SWAN VALLEY Highway, Irwin, ID 83428
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Residential land with utilities and mountain views in Irwin, ID.
    Where is this residential land & home lot located?
    The property is located at L31B4 CUTTHROAT RUN Irwin, ID.
    What is the asking price?
    The asking price for this property is $225,000.
    What are key features of this property?
    This property features: Phenomenal views from potential home site with daylight walk‑out foundation.; Year‑round maintained access via Cutthroat Run.; Utilities available: Electric, fiber, household & fire containment water hydrants.
    (208) 351-1411
    We can help!
    Listing Contact
    Mark Rockefeller
    Real Estate License ID: AB6795
    Learn More
    Request Owner's contact information
    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.
    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
    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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!