Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Irrigated Land with River Frontage Title is generated by Realmo AI

    3438 W Portneuf Rd., Inkom, ID 83245

    View on Map
    Claim this Listing
    For Sale
    $1,850,000

    Ranch, Land w/Residential - Inkom, ID

    Type:Farm
    Lot size:
    188.23 Acres
    Added:
    Apr 1, 2025
    Days on Market:
    428
    Last Refresh:
    Jun 2 at 2:06 pm

    Property Features for 3438 W Portneuf Rd.

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Zoning
    Other
    Bedrooms
    3
    Bathrooms
    1
    Rooms
    Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 3
    Exterior features
    Metal, Partial
    Standard status
    Active
    Lot size
    188.23 Acres

    Taxes and HOA fees

    Tax Annual Amount
    884.82

    Building Details

    Building materials
    Frame
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Dan Bull

    Listing agent Dan Bull

    Listing office Idaho Rocky Mountain Real Estate 210 W Burnside, Chubbuck, ID

    Listing date Apr 1, 2025

    MLS# 578824 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

    • 188+ acre property with 86 acres under irrigation.
    • Portneuf River runs the length of the property, providing excellent irrigation.
    • New pivot irrigation system, hand lines, and flood canal system.
    • New mobile irrigation pump on wheels, updated bridge and dam system.
    • Proven hay production: 5.7 tons per acre in 2024.
    • Excellent fishing and bird hunting opportunities.

    Overview

    This property features over 188 acres of land, including 86 acres under irrigation. The Portneuf River runs the length of the property, providing excellent irrigation opportunities with a new pivot, hand lines, and a flood canal system. A new mobile irrigation pump on wheels, a newly updated bridge and dam system with steel measuring devices are present. The 2024 crop produced 5.7 tons per acre of different types of hay. The property includes a potential home site with an older farmhouse, well, and septic system, along with a new electrical service. Excellent fishing and bird hunting opportunities are available.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Inkom
    County
    Bannock
    State
    Idaho
    Longitude
    -112.293308
    Latitude
    42.787766

    Nearby Similar for Sale

    • $220,000

      Inkom Acreage with Mountain Views

      4.51 acres in Inkom, ID with power and stream.
      Green Canyon Rd, Inkom, ID 83245
      View Details
    • $150,000

      Inkom Acreage with Mountain Views

      2.35 acre lot with mountain views and outbuildings.
      1268 N Old Highway 91, Inkom, ID 83245
      View Details
    • $259,900

      Residential Land with Mountain Views

      4.59-acre residential parcel with mountain and valley views.
      1398 Mogul Lane, Inkom, ID 83245
      View Details
    • $125,000

      Inkom, ID View Lot

      1.14-acre lot with mountain views near Pebble Creek Ski Area.
      775 Grey Fox Loop, Inkom, ID 83245
      View Details
    • $125,000

      Inkom, ID View Lot

      1.14-acre lot with mountain views near Pebble Creek Ski.
      775 Grey Fox Loop, Inkom, ID 83245
      View Details
    • $259,900

      Land with Mountain and Valley Views

      4.59-acre parcel near Pebble Creek Ski Area.
      1398 Mogul Lane, Inkom, ID 83245
      View Details
    • $250,000

      Inkom, ID: 5-Acre Lot

      5-acre lot with mountain views near Pebble Creek Ski Area.
      TBD E Pidcock Road, Inkom, ID 83245-0000
      View Details
    • $500,000

      Inkom, ID Land For Sale

      147 acre land parcel available in Inkom, Idaho.
      TBD N Rapid Creek Road, Inkom, ID 83245
      View Details
    • $120,000

      Inkom, ID View Lot

      1.22 acre residential lot with amazing views.
      LOT 29 EAGLE VIEW DRIVE, Inkom, ID 83245
      View Details
    • $135,000

      Inkom, ID Land Parcel

      Secluded land with panoramic views, ideal for recreation.
      Marsh Valley Road, Inkom, ID 83245
      View Details
    • $175,000

      Inkom, ID Residential Land

      2.16 acre residential lot with mountain views near Pebble Creek.
      TBD Eagle View Dr, Inkom, ID 83245
      View Details
    • $100,000

      Inkom, ID Acreage with Views

      One acre lot with mountain views near Pebble Creek Ski.
      TBD Utah, Inkom, ID 83245
      View Details

    FAQs

    What type of property is this?
    Farm - 188+ acres with irrigation, river, and residential potential.
    Where is this farm located?
    The property is located at 3438 W Portneuf Rd. Inkom, ID.
    What is the asking price?
    The asking price for this property is $1,850,000.
    What are key features of this property?
    This property features: 188+ acre property with 86 acres under irrigation.; Portneuf River runs the length of the property, providing excellent irrigation.; New pivot irrigation system, hand lines, and flood canal system.
    (208) 775-3078
    We can help!
    Listing Contact
    Dan Bull
    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

    Thank You for Inquiry
    3438 W Portneuf Rd., Inkom, ID 83245-0000
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!