ID-836203
8819 County Road 245
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.
Boise County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Boise market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $190,505 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-366869 Dirt · Off grid | 123.2 | Apr 3, 2026 | $529,200 | 4,296 | 5,570 | 12.4 mi | 75 |
| ID-906762 Gravel · Off grid | 114.0 | Jun 22, 2026 | $539,000 | 4,729 | 5,122 | 10.6 mi | 74 |
| ID-325239 Gravel · Off grid | 37.8 | May 17, 2026 | $176,500 | 4,668 | 3,990 | 4.4 mi | 73 |
| ID-265566 Paved · Off grid | 47.9 | Sep 1, 2025 | $328,500 | 6,856 | 5,344 | 6.5 mi | 70 |
| ID-644691 Dirt · Power at road | 25.4 | Jul 27, 2026 | $83,600 | 3,288 | 2,583 | 6.8 mi | 69 |
| ID-965131 Landlocked · Full utilities | 35.0 | Jul 26, 2025 | $114,700 | 3,280 | 2,928 | 10.2 mi | 67 |
| ID-385627 Landlocked · Off grid | 50.1 | Oct 14, 2023 | $192,600 | 3,845 | 5,647 | 7.8 mi | 65 |
| ID-346848 Paved · Full utilities | 121.3 | Jul 19, 2024 | $607,000 | 5,004 | 3,513 | 10.2 mi | 64 |
| ID-197548 Dirt · Power at road | 201.4 | Jun 29, 2024 | $537,300 | 2,667 | 3,599 | 16.1 mi | 58 |
Show adjustment detail for the top comp
- Tract size (123.17 ac → 76.03 ac)+12.5%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (4 mo)+1.5%
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.