ID-265566
8289 County Road 1
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,148 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 10 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 $150,541 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-325239 Gravel · Off grid | 37.8 | May 17, 2026 | $176,500 | 4,668 | 5,323 | 2.9 mi | 83 |
| ID-644691 Dirt · Power at road | 25.4 | Jul 27, 2026 | $83,600 | 3,288 | 3,447 | 6.1 mi | 80 |
| ID-385627 Landlocked · Off grid | 50.1 | Oct 14, 2023 | $192,600 | 3,845 | 7,534 | 2.5 mi | 75 |
| ID-366869 Dirt · Off grid | 123.2 | Apr 3, 2026 | $529,200 | 4,296 | 7,431 | 6.1 mi | 70 |
| ID-906762 Gravel · Off grid | 114.0 | Jun 22, 2026 | $539,000 | 4,729 | 6,834 | 9.9 mi | 70 |
| ID-836203 Landlocked · Full utilities | 76.0 | Aug 21, 2025 | $404,300 | 5,318 | 7,389 | 6.5 mi | 70 |
| ID-965131 Landlocked · Full utilities | 35.0 | Jul 26, 2025 | $114,700 | 3,280 | 3,907 | 9.6 mi | 69 |
| ID-944022 Landlocked · Power at road | 15.7 | May 9, 2026 | $103,300 | 6,597 | 8,294 | 6.4 mi | 67 |
| ID-354146 Paved · Off grid | 17.1 | Sep 3, 2025 | $83,700 | 4,886 | 4,326 | 11.6 mi | 64 |
| ID-346848 Paved · Full utilities | 121.3 | Jul 19, 2024 | $607,000 | 5,004 | 4,687 | 10.3 mi | 59 |
Show adjustment detail for the top comp
- Tract size (37.82 ac → 47.92 ac)-4.3%
- Access (Gravel → Paved)+18.0%
- Market time (3 mo)+1.0%
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.