ID-915164
8184 County Road 112
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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?
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.
571 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $60,826 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-505003 Dirt · Full utilities | 31.9 | Jul 27, 2026 | $139,200 | 4,368 | 4,103 | 3.9 mi | 89 |
| ID-815075 Gravel · Full utilities | 33.6 | Jul 27, 2026 | $167,800 | 4,996 | 4,071 | 2.5 mi | 86 |
| ID-704896 Landlocked · Power at road | 29.5 | Jul 27, 2026 | $122,500 | 4,151 | 5,941 | 4.8 mi | 83 |
| ID-924978 Paved · Power at road | 31.3 | Jul 27, 2026 | $220,600 | 7,048 | 5,869 | 10.1 mi | 83 |
| ID-615311 Paved · Full utilities | 39.8 | May 28, 2026 | $477,600 | 11,987 | 8,589 | 14.1 mi | 80 |
| ID-915577 Dirt · Off grid | 48.3 | Jul 27, 2026 | $176,400 | 3,651 | 5,308 | 10.2 mi | 80 |
| ID-844853 Dirt · Off grid | 28.6 | Aug 14, 2025 | $169,900 | 5,944 | 8,188 | 12.6 mi | 72 |
| ID-795559 Gravel · Power at road | 47.7 | Feb 1, 2026 | $241,900 | 5,073 | 5,486 | 14.1 mi | 71 |
| ID-126838 Dirt · Power at road | 120.4 | Jul 27, 2026 | $400,900 | 3,329 | 5,070 | 9.8 mi | 71 |
| ID-455047 Dirt · Off grid | 32.9 | Mar 22, 2024 | $151,500 | 4,603 | 6,852 | 11.3 mi | 69 |
Show adjustment detail for the top comp
- Tract size (31.87 ac → 35.82 ac)-2.0%
- Access (Dirt → Paved)+37.2%
- 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.