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    Property profile & analytics

    1175 Big Salmon Rd Riggins, ID 83549

    • Commercial real estate
    • 1,400.00 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US27-0580338
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Island Bar Recreation Site / Campground

    Property Details for 1175 Big Salmon Rd

    Lot size
    1,400.00 lot acres
    Property type
    Commercial real estate
    APN
    24N01 E011810,24N01 E119010,24N01 E120010,24N01 E13, 24N01 E140010,24N01 E146010,24N01 E151810,24N03E1

    Description

    This exceptional 1,400-acre property presents a unique investment opportunity in Idaho County, near Riggins. Located at 1175 Big Salmon Rd, 83549, this expansive land boasts approximately six miles of Main Salmon River frontage, stretching from across the river from Riggins eastward for about six miles. The property offers year-round access and excellent water rights, making it ideal for a variety of uses. With its breathtaking scenery and prime location, the development potential is significant. The assessed parcel numbers are 24N01 E011810, 24N01 E119010, 24N01 E120010, 24N01 E13, 24N01 E140010, 24N01 E146010, 24N01 E151810, and 24N03E1. The asking price is $7,891,000, translating to $5,636.43 per acre. This remarkable property is classified as residential, ranch, and hunting/recreational land. Its beauty and potential make it a truly exceptional offering.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Riggins
    County
    Idaho
    State
    Idaho
    Longitude
    -116.2529372
    Latitude
    45.4138511

    Comparable in this City

    • $1,200,000
      Pending

      Iconic Ranch Bordering USFS

      Private ranch with creek, grazing land, and mountain views.
      559 Kessler Creek Rd, Riggins, ID 83549
      View Details
    • $649,000
      1,948 SF

      Riggins Restaurant and Residential Opportunity

      Highway restaurant with residential rental and development potential.
      601 S Main St, Riggins, ID 83549
      View Details
    • $649,000
      0.33 Acres

      Salmon River Commercial Land

      Idaho Riverfront Business Opportunity
      100 Salmon Riv, Riggins Hot Springs, ID 83549
      View Details
    • $649,000
      0.33 Acres

      Salmon River Commercial Land

      Idaho River Recreation Business Opportunity
      100 Salmon Riv, Riggins Hot Springs, ID 83549
      View Details
    • $1,000,000
      16.00 Acres

      Riggins Timbered Land by Elkhorn Creek

      16-acre timbered property near Salmon River with recreation opportunities.
      Salmon Riv Rd, Riggins, ID 83549
      View Details
    • $9,995,000
      30.00 Acres

      Riggins Land with Development Potential

      30-acre property on the confluence of two rivers.
      247 E Salmon Riv Rd, Riggins, ID 83549
      View Details

    Similar Nearby for Sale

    • $1,200,000
      Pending

      Iconic Ranch Bordering USFS

      Private ranch with creek, grazing land, and mountain views.
      559 Kessler Creek Rd, Riggins, ID 83549
      View Details
    • $649,000
      1,948 SF

      Riggins Restaurant and Residential Opportunity

      Highway restaurant with residential rental and development potential.
      601 S Main St, Riggins, ID 83549
      View Details
    • $649,000
      0.33 Acres

      Salmon River Commercial Land

      Idaho Riverfront Business Opportunity
      100 Salmon Riv, Riggins Hot Springs, ID 83549
      View Details
    • $649,000
      0.33 Acres

      Salmon River Commercial Land

      Idaho River Recreation Business Opportunity
      100 Salmon Riv, Riggins Hot Springs, ID 83549
      View Details
    • $1,000,000
      16.00 Acres

      Riggins Timbered Land by Elkhorn Creek

      16-acre timbered property near Salmon River with recreation opportunities.
      Salmon Riv Rd, Riggins, ID 83549
      View Details
    • $9,995,000
      30.00 Acres

      Riggins Land with Development Potential

      30-acre property on the confluence of two rivers.
      247 E Salmon Riv Rd, Riggins, ID 83549
      View Details
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    1175 Big Salmon Rd
    Riggins, ID 83549
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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.

    More about this property
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