ID-938616
7447 County Road 149
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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?
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.
Access by easement; pull and read the recorded document.
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 $784,065 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-938067 Gravel · Power at road | 293.4 | Jul 27, 2026 | $931,900 | 3,176 | 4,076 | 1.7 mi | 81 |
| ID-906762 Gravel · Off grid | 114.0 | Jun 22, 2026 | $539,000 | 4,729 | 5,532 | 7.5 mi | 65 |
| ID-366869 Dirt · Off grid | 123.2 | Apr 3, 2026 | $529,200 | 4,296 | 6,015 | 6.8 mi | 64 |
| ID-197548 Dirt · Power at road | 201.4 | Jun 29, 2024 | $537,300 | 2,667 | 3,887 | 1.3 mi | 64 |
| ID-346848 Paved · Full utilities | 121.3 | Jul 19, 2024 | $607,000 | 5,004 | 3,794 | 8.7 mi | 58 |
Show adjustment detail for the top comp
- Tract size (293.36 ac → 436.64 ac)-11.1%
- Access (Gravel → Paved)+18.0%
- Utilities (Power at road → Full utilities)+22.0%
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.