ID-691809
1616 County Road 189
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Adams County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Adams market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $7,106 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-752463 Dirt · Off grid | 5.1 | Jul 27, 2026 | $41,900 | 8,282 | 9,941 | 11.3 mi | 77 |
| ID-461363 Landlocked · Off grid | 2.3 | May 9, 2025 | $10,400 | 4,550 | 7,071 | 5.4 mi | 75 |
| ID-213195 Dirt · Off grid | 8.6 | Jul 27, 2026 | $55,600 | 6,460 | 7,997 | 11.4 mi | 70 |
| ID-330176 Dirt · Full utilities | 1.0 | Jul 27, 2026 | $11,900 | 12,295 | 9,883 | 9.6 mi | 69 |
| ID-642877 Dirt · Off grid | 6.8 | Mar 15, 2025 | $49,300 | 7,224 | 9,315 | 12.9 mi | 67 |
Show adjustment detail for the top comp
- Tract size (5.06 ac → 3.15 ac)+1.8%
- Utilities (Off grid → Power at road)+17.6%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.