ID-811420
3450 County Road 165
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
334 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $6,486 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-191303 Paved · Full utilities | 2.2 | Jul 27, 2026 | $41,000 | 18,786 | 11,094 | 9.3 mi | 82 |
| ID-581359 Gravel · Off grid | 2.3 | Jan 11, 2025 | $17,500 | 7,699 | 8,205 | 1.1 mi | 82 |
| ID-191694 Dirt · Power at road | 2.9 | Sep 28, 2025 | $21,500 | 7,399 | 7,622 | 8.0 mi | 74 |
| ID-702302 Dirt · Power at road | 4.5 | Jul 27, 2026 | $39,700 | 8,826 | 8,922 | 10.1 mi | 72 |
| ID-360807 Paved · Off grid | 1.5 | Dec 24, 2023 | $17,700 | 11,562 | 10,795 | 8.0 mi | 69 |
| ID-712164 Landlocked · Full utilities | 4.1 | Aug 7, 2025 | $33,700 | 8,265 | 8,978 | 11.0 mi | 66 |
Show adjustment detail for the top comp
- Access (Paved → Gravel)-15.3%
- Utilities (Full utilities → Off grid)-30.3%
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.