ID-763921
8596 County Road 186
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Bonner County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Bonner market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
377 ft of deeded road frontage.
Power at or near the road.
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 $82,100 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-944275 Paved · Power at road | 18.8 | Jul 27, 2026 | $106,200 | 5,647 | 5,827 | 4.7 mi | 86 |
| ID-484206 Dirt · Off grid | 17.9 | Jul 27, 2026 | $58,800 | 3,287 | 5,442 | 6.2 mi | 81 |
| ID-655416 Gravel · Off grid | 43.0 | Mar 25, 2026 | $207,400 | 4,824 | 7,972 | 6.1 mi | 66 |
| ID-494730 Dirt · Full utilities | 26.1 | Mar 13, 2025 | $136,700 | 5,226 | 6,707 | 7.4 mi | 65 |
| ID-655428 Dirt · Off grid | 43.4 | Jan 5, 2025 | $129,200 | 2,980 | 6,023 | 4.7 mi | 64 |
| ID-242871 Dirt · Off grid | 6.8 | Dec 26, 2024 | $27,600 | 4,055 | 6,580 | 8.2 mi | 61 |
| ID-842261 Dirt · Power at road | 4.4 | May 4, 2024 | $22,200 | 5,086 | 7,038 | 7.3 mi | 57 |
Show adjustment detail for the top comp
- Tract size (18.81 ac → 14.56 ac)+3.0%
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.