ID-352863
2645 County Road 386
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Bannock County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Bannock market data →Step 1 · Is this a deal?
4 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.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $22,770 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-643143 Paved · Full utilities | 8.3 | Aug 7, 2024 | $121,100 | 14,627 | 6,455 | 0.3 mi | 78 |
| ID-813218 Dirt · Full utilities | 8.8 | Jul 2, 2026 | $82,000 | 9,372 | 5,278 | 8.4 mi | 78 |
| ID-611486 Dirt · Power at road | 2.5 | Oct 27, 2025 | $25,900 | 10,419 | 6,957 | 1.0 mi | 68 |
| ID-644731 Dirt · Full utilities | 26.2 | Jan 10, 2025 | $229,000 | 8,749 | 5,890 | 4.6 mi | 62 |
| ID-640046 Paved · Full utilities | 0.9 | Jul 7, 2025 | $20,500 | 23,288 | 9,254 | 4.7 mi | 55 |
| ID-270373 Gravel · Power at road | 1.1 | Sep 9, 2024 | $10,900 | 9,781 | 5,795 | 13.9 mi | 48 |
Show adjustment detail for the top comp
- Tract size (8.28 ac → 6.76 ac)+1.3%
- Access (Paved → Landlocked)-42.4%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (24 mo)+8.5%
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.