ID-118547
1818 County Road 228
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $751,810 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-648373 Dirt · Off grid | 366.2 | Mar 29, 2026 | $1,009,600 | 2,757 | 2,510 | 8.1 mi | 79 |
| ID-479308 Landlocked · Off grid | 720.8 | Jul 27, 2026 | $1,218,200 | 1,690 | 2,355 | 7.6 mi | 78 |
| ID-559591 Dirt · Power at road | 884.9 | Oct 10, 2025 | $1,870,500 | 2,114 | 2,179 | 2.7 mi | 75 |
| ID-359853 Landlocked · Full utilities | 1069.8 | Nov 24, 2025 | $2,501,600 | 2,338 | 2,638 | 4.0 mi | 74 |
| ID-477525 Landlocked · Full utilities | 198.1 | Jan 29, 2026 | $728,300 | 3,677 | 2,488 | 4.7 mi | 72 |
| ID-857574 Dirt · Off grid | 205.3 | Sep 27, 2025 | $590,300 | 2,876 | 2,262 | 5.1 mi | 67 |
| ID-629490 Gravel · Off grid | 822.4 | Nov 13, 2025 | $2,454,200 | 2,984 | 3,032 | 11.0 mi | 65 |
| ID-659668 Dirt · Full utilities | 935.6 | Jul 31, 2024 | $2,087,200 | 2,231 | 2,011 | 1.0 mi | 64 |
Show adjustment detail for the top comp
- Tract size (366.16 ac → 415.35 ac)-3.7%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Off grid → Power at road)+17.6%
- Market time (5 mo)+1.6%
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.