Bonneville County, ID · Sold

ID-518922

8833 County Road 184

$1,415,500

$2,597/ac · 545 ac

Offer report Market this tract

Acreage545 ac

Price per acre$2,597/ac

ZoningResidential

Road accessGravel

UtilitiesOff grid

TopographyFlat

ListedDec 28, 2025

Coordinates43.3013, -111.5001

Loading terrain…

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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands29.8% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope1.5%

Gentle grade, straightforward to develop.

Flood zoneA

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

Legal accessDeeded frontage

2,153 ft of deeded road frontage.

Power4,618 ft away

Service extension needed; get a utility quote.

Buildable area363.46 of 545.00 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,514,431

$1,270,509 – $1,758,353 · $2,779/ac on 545 ac

Asking vs estimate

-6.5%

Priced below 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 $1,415,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$865,389

$1,588/ac · +30.0% target margin

You need $550,111 off asking to hit this margin.

All-in cost$938,947

Net resale$1,393,276

Projected profit$454,329

ROI+48.4%

Annualized+69.2%

Break-even resale$1,873/ac

Profit if resale lands off target

-20%

$175,674

-10%

$315,002

$454,329

+10%

$593,657

+20%

$732,985

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-398265 Gravel · Power at road	338.6	Jul 27, 2026	$1,146,100	3,385	2,501	2.2 mi	82
ID-769353 Gravel · Power at road	744.7	Mar 31, 2026	$2,582,900	3,468	3,294	10.8 mi	77
ID-608992 Dirt · Off grid	573.4	Aug 10, 2025	$1,107,600	1,932	2,378	9.4 mi	77
ID-447920 Gravel · Off grid	263.7	May 28, 2026	$1,042,200	3,952	3,217	9.6 mi	74
ID-669487 Paved · Full utilities	820.6	Jul 27, 2026	$3,935,900	4,796	3,217	15.6 mi	73
ID-657797 Gravel · Power at road	241.2	Jul 17, 2026	$997,500	4,135	2,773	14.2 mi	71
ID-598215 Dirt · Power at road	326.6	Sep 2, 2024	$692,200	2,120	1,945	4.6 mi	65
ID-199878 Dirt · Off grid	1089.3	Mar 31, 2025	$1,753,800	1,610	2,451	8.6 mi	65
ID-789988 Gravel · Power at road	1179.7	Aug 19, 2025	$3,337,000	2,829	3,177	11.8 mi	65

Show adjustment detail for the top comp

Tract size (338.61 ac → 545 ac)-13.3%
Utilities (Power at road → Off grid)-15.0%

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