Adams County, ID · Sold

ID-779391

8331 County Road 249

$1,992,100

$2,602/ac · 766 ac

Offer report Market this tract

Acreage766 ac

Price per acre$2,602/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyMixed

ListedJul 28, 2025

Coordinates44.9403, -116.3654

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands6.6% of tract

Little to no mapped wetland coverage.

Average slope4.2%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power166 ft away

Power at or near the road.

Buildable area679.23 of 765.50 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$2,562,843

$2,030,206 – $3,095,479 · $3,348/ac on 766 ac

Asking vs estimate

-22.3%

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 $1,992,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,464,481

$1,913/ac · +30.0% target margin

You need $527,619 off asking to hit this margin.

All-in cost$1,588,962

Net resale$2,357,815

Projected profit$768,853

ROI+48.4%

Annualized+69.2%

Break-even resale$2,256/ac

Profit if resale lands off target

-20%

$297,290

-10%

$533,072

$768,853

+10%

$1,004,635

+20%

$1,240,416

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-809516 Dirt · Power at road	838.1	Jul 27, 2026	$2,225,400	2,655	2,737	6.7 mi	88
ID-849075 Dirt · Off grid	608.9	Jun 16, 2026	$1,987,100	3,264	3,604	6.7 mi	82
ID-469513 Dirt · Power at road	836.2	Jun 28, 2025	$1,604,700	1,919	2,066	6.9 mi	80
ID-928827 Gravel · Off grid	508.8	Oct 1, 2025	$2,510,400	4,935	4,569	5.4 mi	72
ID-807734 Paved · Power at road	230.5	Jul 27, 2026	$1,271,300	5,516	2,819	9.7 mi	68
ID-759897 Gravel · Power at road	1104.4	Nov 25, 2024	$4,316,100	3,908	4,037	8.5 mi	68
ID-889722 Gravel · Off grid	972.9	Nov 13, 2024	$2,969,600	3,052	3,571	11.1 mi	67
ID-759068 Landlocked · Off grid	605.8	Apr 18, 2024	$1,507,000	2,488	3,782	8.0 mi	67
ID-717719 Paved · Power at road	228.0	Aug 17, 2025	$1,352,900	5,934	3,142	3.8 mi	64
ID-398173 Dirt · Off grid	316.8	Apr 16, 2024	$1,106,000	3,492	3,458	5.5 mi	62

Show adjustment detail for the top comp

Tract size (838.06 ac → 765.5 ac)+2.8%

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