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    418 Old River Rd Kingston, ID 83839
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    418 Old River Rd, Kingston, ID 83839

    View on Map
    • Mobile home & RV parks
    • 8.65 lot acres
    Off-Market
    Property ID
    US27-0069658
    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.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Mobile home & RV parks

    Property Details for 418 Old River Rd

    Lot size
    8.65 lot acres
    Property type
    Mobile home & RV parks
    Property subtype
    Campgrounds

    Description

    This exceptional 70-site RV park, Albert's Landing, presents a compelling investment opportunity. Situated on 8.65 acres along the scenic Coeur d'Alene River in Kingston, Idaho (zip code 83839), this Class B, stabilized multifamily property boasts stunning river views and over 900 feet of private beach access. The park features 69 RV pads and underwent a complete renovation in 2023, including a new bath/shower facility, state-of-the-art septic system, and updated water and electric infrastructure to all sites. The property generates a substantial Net Operating Income (NOI) of $214,023 (pro-forma NOI also $214,023), offering a strong return on investment. The established landscaping, including mature trees and new gravel, enhances the guest experience. Further revenue growth potential exists through improved online marketing, dynamic pricing strategies, and leveraging the premium riverfront sites. Seller financing is available with a 4% interest-only payment plan and a 20% down payment. This turnkey operation presents a rare chance to acquire a high-performing asset in a desirable location. The property's artisan aesthetic and low maintenance costs contribute to its exceptional value. This is a truly unique opportunity to own a trophy asset on the Coeur d'Alene River. The asking price is $3,300,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Kingston
    County
    Shoshone
    State
    Idaho
    Longitude
    -116.2544439
    Latitude
    47.57148796

    Comparable in this City

    • $159,000
      3.31 Acres

      Kingston Land Near National Forest

      3.31 acres of timberland bordering National Forest with creek.
      2815 Bear Creek Rd, Kingston, ID 83839
      View Details
    • $179,000
      Pending

      Kingston Timber Land For Sale

      3 acres of timber land bordering National Forest with creek.
      3579 Bear Creek Rd, Kingston, ID 83839
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    • New
      $165,000
      9.84 Acres

      Kingston Land Near Coeur d'Alene

      9.84 acre land parcel near Coeur d'Alene River.
      Gulch 9.84 Acres Nna Cda Riv Drive/Mcphee, Kingston, ID 83839
      View Details
    • $439,000
      2.00 Acres

      Kingston Land with River Frontage

      2-acre lot with Coeur d'Alene River frontage and utilities.
      10832 Old River Rd, Kingston, ID 83839
      View Details
    • $110,000
      2.16 Acres

      Kingston Land with Mountain Views

      Land with mountain views, close to outdoor activities and amenities.
      9 Kingston Way, Kingston, ID 83839
      View Details
    • $140,000
      Pending

      Kingston Land Near CDA River

      10 acres near CDA river with driveway and building pad.
      E Fork French Gulch Rd, Kingston, ID 83839
      View Details

    Similar Nearby for Sale

    • $159,000
      3.31 Acres

      Kingston Land Near National Forest

      3.31 acres of timberland bordering National Forest with creek.
      2815 Bear Creek Rd, Kingston, ID 83839
      View Details
    • $179,000
      Pending

      Kingston Timber Land For Sale

      3 acres of timber land bordering National Forest with creek.
      3579 Bear Creek Rd, Kingston, ID 83839
      View Details
    • New
      $165,000
      9.84 Acres

      Kingston Land Near Coeur d'Alene

      9.84 acre land parcel near Coeur d'Alene River.
      Gulch 9.84 Acres Nna Cda Riv Drive/Mcphee, Kingston, ID 83839
      View Details
    • $439,000
      2.00 Acres

      Kingston Land with River Frontage

      2-acre lot with Coeur d'Alene River frontage and utilities.
      10832 Old River Rd, Kingston, ID 83839
      View Details
    • $110,000
      2.16 Acres

      Kingston Land with Mountain Views

      Land with mountain views, close to outdoor activities and amenities.
      9 Kingston Way, Kingston, ID 83839
      View Details
    • $140,000
      Pending

      Kingston Land Near CDA River

      10 acres near CDA river with driveway and building pad.
      E Fork French Gulch Rd, Kingston, ID 83839
      View Details
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    418 Old River Rd
    Kingston, ID 83839
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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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    418 Old River Rd, Kingston, ID, 83839
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