Boundary County, ID · Sold

ID-465728

8284 County Road 309

$355,700

$6,600/ac · 53.89 ac

Offer report Market this tract

Acreage53.89 ac

Price per acre$6,600/ac

ZoningMixed Use

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedMay 14, 2025

Coordinates48.7550, -116.4033

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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

3 items to verify before you offer.

Risk index

Low risk

Wetlands1.6% of tract

Little to no mapped wetland coverage.

Average slope30.7%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,148 ft of deeded road frontage.

Power2,014 ft away

Service extension needed; get a utility quote.

Buildable area31.82 of 53.89 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$291,533

$230,934 – $352,132 · $5,410/ac on 53.89 ac

Asking vs estimate

+22.0%

Priced above 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 $355,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$166,590

$3,091/ac · +30.0% target margin

You need $189,110 off asking to hit this margin.

All-in cost$180,750

Net resale$268,211

Projected profit$87,460

ROI+48.4%

Annualized+69.3%

Break-even resale$3,646/ac

Profit if resale lands off target

-20%

$33,818

-10%

$60,639

$87,460

+10%

$114,281

+20%

$141,103

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-385738 Landlocked · Power at road	54.3	Jul 1, 2026	$233,300	4,298	4,651	4.4 mi	86
ID-857574 Dirt · Off grid	205.3	Sep 27, 2025	$590,300	2,876	4,149	5.5 mi	70
ID-254497 Paved · Off grid	22.1	Sep 8, 2025	$264,700	11,981	7,792	12.1 mi	67
ID-876450 Gravel · Power at road	90.9	Dec 21, 2024	$614,400	6,758	5,938	6.6 mi	65
ID-743728 Paved · Power at road	12.7	Jul 27, 2026	$122,000	9,639	4,820	9.3 mi	64
ID-474531 Gravel · Power at road	22.6	Oct 23, 2025	$184,500	8,147	5,306	8.2 mi	64
ID-477525 Landlocked · Full utilities	198.1	Jan 29, 2026	$728,300	3,677	4,564	10.1 mi	61
ID-843875 Dirt · Off grid	14.1	Aug 30, 2024	$101,300	7,193	6,337	7.1 mi	59

Show adjustment detail for the top comp

Access (Landlocked → Dirt)+26.5%
Utilities (Power at road → Off grid)-15.0%
Market time (1 mo)+0.5%

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