ID-354146
8838 County Road 393
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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?
5 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.
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 7 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 $25,819 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-944022 Landlocked · Power at road | 15.7 | May 9, 2026 | $103,300 | 6,597 | 9,741 | 12.6 mi | 82 |
| ID-644691 Dirt · Power at road | 25.4 | Jul 27, 2026 | $83,600 | 3,288 | 4,048 | 10.2 mi | 76 |
| ID-922767 Dirt · Full utilities | 6.3 | Jul 27, 2026 | $76,800 | 12,172 | 10,728 | 13.7 mi | 71 |
| ID-325239 Gravel · Off grid | 37.8 | May 17, 2026 | $176,500 | 4,668 | 6,252 | 14.3 mi | 68 |
| ID-265566 Paved · Off grid | 47.9 | Sep 1, 2025 | $328,500 | 6,856 | 8,376 | 11.6 mi | 64 |
| ID-965131 Landlocked · Full utilities | 35.0 | Jul 26, 2025 | $114,700 | 3,280 | 4,589 | 9.2 mi | 64 |
| ID-385627 Landlocked · Off grid | 50.1 | Oct 14, 2023 | $192,600 | 3,845 | 8,849 | 13.1 mi | 53 |
Show adjustment detail for the top comp
- Tract size (15.66 ac → 17.13 ac)-1.0%
- Access (Landlocked → Paved)+73.5%
- Utilities (Power at road → Off grid)-15.0%
- Market time (3 mo)+1.1%
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.