Boundary County, ID · Sold

ID-702302

9771 County Road 9

$40,200

$8,933/ac · 4.50 ac

Offer report Market this tract

Acreage4.50 ac

Price per acre$8,933/ac

ZoningRecreational

Road accessDirt

UtilitiesPower at road

TopographyWooded

ListedDec 17, 2025

Coordinates48.7632, -116.6005

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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

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

View Boundary market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands8.0% of tract

Little to no mapped wetland coverage.

Average slope4.0%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

295 ft of deeded road frontage.

Power171 ft away

Power at or near the road.

Buildable area3.93 of 4.50 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$40,463

$34,681 – $46,244 · $8,992/ac on 4.50 ac

Asking vs estimate

-0.6%

In line with the comp set

Weighted from 8 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 $40,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$23,121

$5,138/ac · +30.0% target margin

You need $17,079 off asking to hit this margin.

All-in cost$25,086

Net resale$37,226

Projected profit$12,139

ROI+48.4%

Annualized+69.3%

Break-even resale$6,059/ac

Profit if resale lands off target

-20%

$4,694

-10%

$8,417

$12,139

+10%

$15,862

+20%

$19,584

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-191694 Dirt · Power at road	2.9	Sep 28, 2025	$21,500	7,399	7,557	2.2 mi	78
ID-712164 Landlocked · Full utilities	4.1	Aug 7, 2025	$33,700	8,265	8,901	6.1 mi	76
ID-191303 Paved · Full utilities	2.2	Jul 27, 2026	$41,000	18,786	10,999	4.9 mi	74
ID-743728 Paved · Power at road	12.7	Jul 27, 2026	$122,000	9,639	7,536	5.6 mi	72
ID-843875 Dirt · Off grid	14.1	Aug 30, 2024	$101,300	7,193	9,906	1.9 mi	63
ID-581359 Gravel · Off grid	2.3	Jan 11, 2025	$17,500	7,699	8,135	9.2 mi	62
ID-811420 Gravel · Off grid	2.4	Jun 4, 2024	$18,700	7,857	8,509	10.1 mi	60
ID-360807 Paved · Off grid	1.5	Dec 24, 2023	$17,700	11,562	10,703	2.8 mi	58

Show adjustment detail for the top comp

Tract size (2.9 ac → 4.5 ac)-1.5%
Market time (11 mo)+3.7%

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