ID-997125
444 County Road 82
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.
Blaine County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Blaine market data →Step 1 · Is this a deal?
4 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.
3,119 ft of deeded road frontage.
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 8 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 $318,404 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-617129 Paved · Full utilities | 148.7 | Sep 14, 2024 | $498,200 | 3,350 | 2,524 | 11.6 mi | 78 |
| ID-627615 Gravel · Full utilities | 211.4 | Jan 1, 2026 | $892,100 | 4,219 | 3,922 | 10.0 mi | 76 |
| ID-877786 Gravel · Power at road | 239.3 | Jul 27, 2026 | $500,400 | 2,091 | 2,398 | 16.6 mi | 72 |
| ID-908428 Gravel · Power at road | 381.0 | Jul 27, 2026 | $907,700 | 2,382 | 3,128 | 12.5 mi | 72 |
| ID-185727 Landlocked · Power at road | 53.9 | May 10, 2025 | $184,000 | 3,418 | 4,171 | 2.8 mi | 63 |
| ID-338532 Gravel · Full utilities | 410.9 | Nov 28, 2024 | $1,199,600 | 2,920 | 3,438 | 5.3 mi | 60 |
| ID-268177 Gravel · Full utilities | 317.7 | Nov 3, 2024 | $891,900 | 2,807 | 3,072 | 11.8 mi | 58 |
| ID-685615 Gravel · Power at road | 49.7 | Dec 6, 2023 | $249,600 | 5,027 | 4,337 | 3.7 mi | 57 |
Show adjustment detail for the top comp
- Utilities (Full utilities → Off grid)-30.3%
- Market time (23 mo)+8.1%
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.