ID-415045
9078 County Road 196
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $186,317 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-135334 Gravel · Off grid | 40.5 | Jul 27, 2026 | $288,100 | 7,112 | 7,217 | 7.0 mi | 81 |
| ID-954578 Dirt · Off grid | 23.4 | Feb 1, 2026 | $177,900 | 7,594 | 8,365 | 10.3 mi | 72 |
| ID-656616 Paved · Power at road | 102.5 | Jul 27, 2026 | $818,700 | 7,984 | 7,142 | 2.9 mi | 72 |
| ID-474266 Dirt · Off grid | 18.7 | Sep 18, 2024 | $89,700 | 4,799 | 5,421 | 2.9 mi | 71 |
| ID-305818 Gravel · Off grid | 57.5 | Nov 24, 2025 | $320,700 | 5,575 | 6,233 | 6.4 mi | 70 |
| ID-523852 Dirt · Power at road | 13.8 | Jun 21, 2026 | $96,300 | 6,955 | 6,017 | 10.9 mi | 68 |
| ID-763729 Gravel · Power at road | 12.7 | Jun 19, 2025 | $122,200 | 9,643 | 7,410 | 1.5 mi | 65 |
| ID-485734 Dirt · Power at road | 54.1 | Mar 17, 2025 | $380,900 | 7,036 | 7,894 | 11.4 mi | 64 |
| ID-483783 Gravel · Power at road | 13.2 | Mar 14, 2025 | $80,800 | 6,137 | 4,784 | 9.1 mi | 60 |
Show adjustment detail for the top comp
- Tract size (40.51 ac → 32.86 ac)+3.7%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Full utilities)+43.5%
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.