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    Irwin, ID Land For Sale Title is generated by Realmo AI

    L39 B4 Cutthroat Run, Irwin, ID 83428

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    Claim this Listing
    For Sale
    $165,000

    LAND - Irwin, ID

    Lot size:
    4.25 Acres
    Added:
    Apr 17, 2026
    Days on Market:
    49
    Last Refresh:
    Jun 4 at 2:06 pm

    Property Features for L39 B4 Cutthroat Run

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    RPO55910040390
    Lot size
    4.25 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LOT 39, BLOCK 4, PALISADES CREEK RANCH AMENDED #1 NW1/4 &S1/2, SEC 25N
    Tax Annual Amount
    1061

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Mark Rockefeller

    Listing agent Mark Rockefeller License #AB6795

    Listing office Teton Valley Real Estate, Inc. PO Box 82 253 S Main, Driggs, ID

    Listing date Apr 17, 2026

    MLS# 2179400 Listing URL

    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.

    HighLights

    • 4.25 acre building site with mountain views and abundant wildlife.
    • Convenient access to Palisades Reservoir & Snake River (10 min), National Forest (easy access), Targhee Ski Resort (45 min).
    • Essential utilities provided: Underground power, phone, fiber optic conduit, community water system with generous monthly allowance (15,000 gal), and fire suppression.
    • HOA maintained roads year‑round, ensuring accessibility.
    • Privacy and seclusion in a private canyon setting with building flexibility (elevated hillside or flat terrain).
    • Proximity to Jackson WY, Idaho Falls, and Driggs (45 min) while maintaining a secluded mountain setting.

    Overview

    This 4.25-acre building site is located in the mountains of Swan Valley-Irwin, Idaho, offering access to year-round recreation. The property provides privacy and seclusion, with wooded views and frequent sightings of deer, elk, moose, and other wildlife. It is situated approximately 45 minutes from Jackson, Wyoming, Idaho Falls, and the Driggs-Targhee Ski Resort. Palisades Reservoir and the South Fork Snake River are a 10-minute drive away, with easy access to the National Forest. The property allows for up to two horses. An active HOA maintains quality CC&Rs, requiring a minimum 1500 sqft residence. Underground power, phone, and fiber optic conduit are available, along with a community water system and fire suppression. No well is required, and a $2,500 connection fee provides 15,000 gallons monthly. A new 20 ft wide driveway is planned for installation in 2025. Roadways are maintained year-round by the HOA. The property features Cutthroat Run frontage with easy access from Cabin Rd. The private canyon setting allows for building on either the elevated hillside or flat terrain. While a guest house is permitted in Bonneville County, both guest houses and rental programs require HOA approval.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Irwin
    County
    Bonneville
    State
    Idaho
    Longitude
    -111.2223707
    Latitude
    43.38064018

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    FAQs

    What type of property is this?
    Residential land & home lot - 4.25-acre building site with mountain views and recreational access.
    Where is this residential land & home lot located?
    The property is located at L39 B4 Cutthroat Run Irwin, ID.
    What is the asking price?
    The asking price for this property is $165,000.
    What are key features of this property?
    This property features: 4.25 acre building site with **mountain views and abundant wildlife**.; Convenient access to Palisades Reservoir & Snake River (10 min), National Forest (easy access), Targhee Ski Resort (45 min).; Essential utilities provided: Underground power, phone, fiber optic conduit, community water system with generous monthly allowance (15,000 gal), and fire suppression.
    (208) 354-2439
    We can help!
    Listing Contact
    Mark Rockefeller
    Real Estate License ID: AB6795
    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.

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