ID-190875
8735 County Road 65
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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.
152 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 5 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 $3,300 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-461041 Dirt · Off grid | 1.8 | Jul 27, 2026 | $6,900 | 3,790 | 6,144 | 2.3 mi | 85 |
| ID-261285 Gravel · Power at road | 2.2 | Mar 24, 2026 | $15,700 | 7,252 | 8,749 | 4.7 mi | 84 |
| ID-511224 Gravel · Power at road | 2.1 | Dec 1, 2025 | $16,600 | 8,058 | 9,836 | 8.6 mi | 75 |
| ID-851413 Dirt · Off grid | 2.4 | Aug 31, 2025 | $13,700 | 5,778 | 9,777 | 7.0 mi | 75 |
| ID-150352 Dirt · Off grid | 1.1 | Apr 23, 2024 | $5,300 | 4,793 | 8,447 | 2.2 mi | 68 |
Show adjustment detail for the top comp
- Access (Dirt → Paved)+37.2%
- Utilities (Off grid → Power at road)+17.6%
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.