Bonneville County, ID · Sold

ID-769353

119 County Road 103

$2,396,000

$3,217/ac · 745 ac

Offer report Market this tract

Acreage745 ac

Price per acre$3,217/ac

ZoningRecreational

Road accessGravel

UtilitiesPower at road

TopographyFlat

ListedOct 16, 2025

Coordinates43.4315, -111.6176

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County GIS boundary

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.

County market

Bonneville County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.

View Bonneville market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands45.4% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.0%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

2,378 ft of deeded road frontage.

Power181 ft away

Power at or near the road.

Buildable area386.29 of 744.72 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$2,134,127

$1,798,123 – $2,470,131 · $2,866/ac on 745 ac

Asking vs estimate

+12.3%

Priced above the comp set

Weighted from 9 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $2,396,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,219,501

$1,638/ac · +30.0% target margin

You need $1,176,499 off asking to hit this margin.

All-in cost$1,323,159

Net resale$1,963,397

Projected profit$640,238

ROI+48.4%

Annualized+69.2%

Break-even resale$1,931/ac

Profit if resale lands off target

-20%

$247,559

-10%

$443,899

$640,238

+10%

$836,578

+20%

$1,032,918

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-669487 Paved · Full utilities	820.6	Jul 27, 2026	$3,935,900	4,796	3,440	5.3 mi	84
ID-518922 Gravel · Off grid	545.0	Jul 27, 2026	$1,264,000	2,319	2,486	10.8 mi	80
ID-657797 Gravel · Power at road	241.2	Jul 17, 2026	$997,500	4,135	2,965	4.7 mi	79
ID-199878 Dirt · Off grid	1089.3	Mar 31, 2025	$1,753,800	1,610	2,621	2.2 mi	77
ID-398265 Gravel · Power at road	338.6	Jul 27, 2026	$1,146,100	3,385	2,675	8.7 mi	76
ID-608992 Dirt · Off grid	573.4	Aug 10, 2025	$1,107,600	1,932	2,544	2.3 mi	75
ID-789988 Gravel · Power at road	1179.7	Aug 19, 2025	$3,337,000	2,829	3,398	7.1 mi	74
ID-447920 Gravel · Off grid	263.7	May 28, 2026	$1,042,200	3,952	3,440	4.2 mi	72
ID-598215 Dirt · Power at road	326.6	Sep 2, 2024	$692,200	2,120	2,080	6.2 mi	62

Show adjustment detail for the top comp

Tract size (820.64 ac → 744.72 ac)+3.0%
Access (Paved → Gravel)-15.3%
Utilities (Full utilities → Power at road)-18.0%

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.

Build the listing kit Post a deal or JV