ID-581359
6906 County Road 121
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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?
4 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.
357 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 $4,964 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 | 11,107 | 8.3 mi | 83 |
| ID-811420 Gravel · Off grid | 2.4 | Jun 4, 2024 | $18,700 | 7,857 | 8,592 | 1.1 mi | 80 |
| ID-191694 Dirt · Power at road | 2.9 | Sep 28, 2025 | $21,500 | 7,399 | 7,631 | 7.0 mi | 73 |
| ID-702302 Dirt · Power at road | 4.5 | Jul 27, 2026 | $39,700 | 8,826 | 8,932 | 9.2 mi | 72 |
| ID-360807 Paved · Off grid | 1.5 | Dec 24, 2023 | $17,700 | 11,562 | 10,807 | 6.9 mi | 66 |
| ID-712164 Landlocked · Full utilities | 4.1 | Aug 7, 2025 | $33,700 | 8,265 | 8,988 | 9.9 mi | 65 |
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.