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    Irwin Land with Mountain Views Title is generated by Realmo AI

    162 S RIVER RUN Court, Irwin, ID 83428

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    Claim this Listing
    New
    For Sale
    $275,000

    LAND - Irwin, ID

    Lot size:
    2.50 Acres
    Added:
    May 28, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 1 at 6:06 pm

    Property Features for 162 S RIVER RUN Court

    General Information

    Property type
    Land
    Property subtype
    Other
    Pets allowed
    Yes
    Standard status
    Active
    APN
    RPD42000020230
    Lot size
    2.50 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    535

    Utilities

    Utilities
    Cable Available
    Water source
    Well

    We can help!

    Listing Contact
    Diana Ferguson

    Listing agent Diana Ferguson

    Listing office Keller Williams Jackson Hole PO Box 12783, Jackson, ID

    Listing date May 28, 2026

    MLS# 26-1292 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.

    HighLights

    • Ready‑to‑build 2.5‑acre property with unobstructed views of Mount Baldy
    • Includes new well and pressure tank, 1,000‑gallon septic tank with leach field, and 200‑amp power panel
    • Light CC&Rs allow for various structures: main residence, barndominium, detached shop, barn, or guest house
    • Located less than an hour from Jackson Hole, Wyoming, and Idaho Falls, Idaho
    • Includes a 10x20 storage shed
    • Known as a fly‑fishing paradise with world‑class recreation and the Snake River nearby

    Overview

    This ready-to-build property in Rustic Ranches offers 2.5 acres with unobstructed views of Mount Baldy. The property has light CC&Rs that allow for a main residence, barndominium, detached shop, barn, or guest house. It includes a new well and pressure tank, a 1,000-gallon septic tank with leach field sized for residential and RV use, plus power to a 200-amp panel and a 10x20 storage shed. Located less than an hour from both Jackson Hole, Wyoming, and Idaho Falls, Idaho, this area is known as a fly-fishing paradise with world-class recreation and the Snake River just minutes away. Bring your RV and stay on the property while you build your dream home and enjoy the beauty, space, and outdoor lifestyle that make Swan Valley, Idaho so special.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Irwin
    County
    Bonneville
    State
    Idaho
    Longitude
    -111.289424
    Latitude
    43.408869

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    FAQs

    What type of property is this?
    Residential land & home lot - 2.5-acre ready-to-build property with well, septic, and power.
    Where is this residential land & home lot located?
    The property is located at 162 S RIVER RUN Court Irwin, ID.
    What is the asking price?
    The asking price for this property is $275,000.
    What are key features of this property?
    This property features: Ready‑to‑build 2.5‑acre property with unobstructed views of Mount Baldy; Includes new well and pressure tank, 1,000‑gallon septic tank with leach field, and 200‑amp power panel; Light CC&Rs allow for various structures: main residence, barndominium, detached shop, barn, or guest house
    (630) 432-3512
    We can help!
    Listing Contact
    Diana Ferguson
    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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