ID-417095
4160 County Road 368
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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?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
2,733 ft of deeded road frontage.
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 $147,025 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-687006 Gravel · Full utilities | 136.0 | May 13, 2025 | $903,900 | 6,645 | 6,653 | 6.7 mi | 79 |
| ID-986272 Dirt · Full utilities | 79.9 | Jul 27, 2026 | $473,400 | 5,923 | 5,752 | 8.6 mi | 74 |
| ID-836207 Dirt · Power at road | 76.3 | Aug 3, 2025 | $460,900 | 6,044 | 7,375 | 2.0 mi | 71 |
| ID-955992 Gravel · Off grid | 65.3 | Jan 14, 2026 | $331,200 | 5,076 | 5,942 | 1.2 mi | 71 |
| ID-428810 Landlocked · Power at road | 502.5 | Mar 27, 2026 | $1,159,600 | 2,308 | 5,809 | 8.0 mi | 71 |
Show adjustment detail for the top comp
- Tract size (136.02 ac → 145.08 ac)-1.7%
- Access (Gravel → Paved)+18.0%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (15 mo)+5.3%
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.