ID-657797
7221 County Road 110
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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?
3 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.
3,900 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 9 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 $537,283 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-447920 Gravel · Off grid | 263.7 | May 28, 2026 | $1,042,200 | 3,952 | 4,813 | 4.9 mi | 85 |
| ID-398265 Gravel · Power at road | 338.6 | Jul 27, 2026 | $1,146,100 | 3,385 | 3,742 | 12.0 mi | 80 |
| ID-769353 Gravel · Power at road | 744.7 | Mar 31, 2026 | $2,582,900 | 3,468 | 4,929 | 4.7 mi | 77 |
| ID-796571 Paved · Power at road | 99.3 | Jul 27, 2026 | $748,000 | 7,537 | 5,050 | 8.2 mi | 73 |
| ID-518922 Gravel · Off grid | 545.0 | Jul 27, 2026 | $1,264,000 | 2,319 | 3,478 | 14.2 mi | 71 |
| ID-669487 Paved · Full utilities | 820.6 | Jul 27, 2026 | $3,935,900 | 4,796 | 4,813 | 1.8 mi | 71 |
| ID-598215 Dirt · Power at road | 326.6 | Sep 2, 2024 | $692,200 | 2,120 | 2,911 | 9.7 mi | 68 |
| ID-926431 Dirt · Full utilities | 89.7 | Dec 13, 2025 | $478,400 | 5,335 | 4,024 | 13.5 mi | 65 |
| ID-608992 Dirt · Off grid | 573.4 | Aug 10, 2025 | $1,107,600 | 1,932 | 3,559 | 6.9 mi | 64 |
Show adjustment detail for the top comp
- Tract size (263.73 ac → 241.24 ac)+2.6%
- Utilities (Off grid → Power at road)+17.6%
- Market time (3 mo)+0.9%
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.