ID-126838
3764 County Road 196
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Butte County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Butte market data →Step 1 · Is this a deal?
3 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.
2,076 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $161,908 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-137025 Gravel · Off grid | 137.9 | Mar 11, 2026 | $514,500 | 3,731 | 3,981 | 2.0 mi | 86 |
| ID-596666 Dirt · Power at road | 106.3 | Dec 16, 2025 | $407,100 | 3,829 | 3,814 | 4.6 mi | 83 |
| ID-915577 Dirt · Off grid | 48.3 | Jul 27, 2026 | $176,400 | 3,651 | 3,493 | 1.2 mi | 77 |
| ID-328184 Landlocked · Off grid | 319.3 | Jul 27, 2026 | $445,000 | 1,394 | 2,721 | 4.5 mi | 77 |
| ID-478319 Paved · Full utilities | 352.1 | Jun 11, 2026 | $1,717,300 | 4,877 | 3,956 | 9.4 mi | 71 |
| ID-915164 Paved · Off grid | 35.8 | Jun 9, 2026 | $193,200 | 5,393 | 3,577 | 9.8 mi | 69 |
| ID-795559 Gravel · Power at road | 47.7 | Feb 1, 2026 | $241,900 | 5,073 | 3,611 | 5.7 mi | 69 |
| ID-356130 Gravel · Power at road | 72.1 | Feb 18, 2025 | $314,400 | 4,359 | 3,519 | 13.0 mi | 69 |
| ID-615311 Paved · Full utilities | 39.8 | May 28, 2026 | $477,600 | 11,987 | 5,653 | 5.1 mi | 69 |
| ID-667451 Gravel · Power at road | 187.8 | Apr 12, 2025 | $641,500 | 3,416 | 3,494 | 10.5 mi | 67 |
Show adjustment detail for the top comp
- Tract size (137.9 ac → 120.43 ac)+3.6%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (5 mo)+1.8%
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.