Adams County, ID · Sold

ID-474266

8519 County Road 302

$100,900

$5,399/ac · 18.69 ac

Offer report Market this tract

Acreage18.69 ac

Price per acre$5,399/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedOct 18, 2023

Coordinates44.7798, -116.3783

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

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?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands6.1% of tract

Little to no mapped wetland coverage.

Average slope21.8%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

587 ft of deeded road frontage.

Power8,020 ft away

A long utility run — price in solar/off-grid instead.

Buildable area10.53 of 18.69 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$125,814

$105,797 – $145,831 · $6,732/ac on 18.69 ac

Asking vs estimate

-19.8%

Priced below the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $100,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$71,894

$3,847/ac · +30.0% target margin

You need $29,006 off asking to hit this margin.

All-in cost$78,005

Net resale$115,749

Projected profit$37,744

ROI+48.4%

Annualized+69.2%

Break-even resale$4,537/ac

Profit if resale lands off target

-20%

$14,594

-10%

$26,169

$37,744

+10%

$49,319

+20%

$60,894

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-415045 Landlocked · Full utilities	32.9	Jul 27, 2026	$281,500	8,566	8,209	2.9 mi	83
ID-213195 Dirt · Off grid	8.6	Jul 27, 2026	$55,600	6,460	6,010	5.0 mi	78
ID-954578 Dirt · Off grid	23.4	Feb 1, 2026	$177,900	7,594	7,999	12.8 mi	77
ID-523852 Dirt · Power at road	13.8	Jun 21, 2026	$96,300	6,955	5,753	13.8 mi	77
ID-135334 Gravel · Off grid	40.5	Jul 27, 2026	$288,100	7,112	6,901	8.9 mi	74
ID-763729 Gravel · Power at road	12.7	Jun 19, 2025	$122,200	9,643	7,086	2.0 mi	73
ID-483783 Gravel · Power at road	13.2	Mar 14, 2025	$80,800	6,137	4,575	11.7 mi	66
ID-642877 Dirt · Off grid	6.8	Mar 15, 2025	$49,300	7,224	7,001	7.6 mi	64
ID-305818 Gravel · Off grid	57.5	Nov 24, 2025	$320,700	5,575	5,960	7.9 mi	64
ID-485734 Dirt · Power at road	54.1	Mar 17, 2025	$380,900	7,036	7,548	14.3 mi	58

Show adjustment detail for the top comp

Tract size (32.86 ac → 18.69 ac)+8.5%
Access (Landlocked → Dirt)+26.5%
Utilities (Full utilities → Off grid)-30.3%

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.

Build the listing kit Post a deal or JV