ID-137025
4530 County Road 235
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 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 $259,579 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-126838 Dirt · Power at road | 120.4 | Jul 27, 2026 | $400,900 | 3,329 | 3,184 | 2.0 mi | 90 |
| ID-328184 Landlocked · Off grid | 319.3 | Jul 27, 2026 | $445,000 | 1,394 | 2,597 | 5.6 mi | 79 |
| ID-596666 Dirt · Power at road | 106.3 | Dec 16, 2025 | $407,100 | 3,829 | 3,639 | 4.1 mi | 76 |
| ID-915577 Dirt · Off grid | 48.3 | Jul 27, 2026 | $176,400 | 3,651 | 3,333 | 3.0 mi | 74 |
| ID-478319 Paved · Full utilities | 352.1 | Jun 11, 2026 | $1,717,300 | 4,877 | 3,775 | 10.1 mi | 72 |
| ID-667451 Gravel · Power at road | 187.8 | Apr 12, 2025 | $641,500 | 3,416 | 3,334 | 10.1 mi | 70 |
| ID-356130 Gravel · Power at road | 72.1 | Feb 18, 2025 | $314,400 | 4,359 | 3,358 | 12.1 mi | 68 |
| ID-795559 Gravel · Power at road | 47.7 | Feb 1, 2026 | $241,900 | 5,073 | 3,445 | 7.6 mi | 68 |
| ID-966277 Dirt · Off grid | 80.2 | Nov 1, 2024 | $279,500 | 3,485 | 3,807 | 8.1 mi | 66 |
| ID-108656 Landlocked · Off grid | 449.5 | Aug 4, 2025 | $1,008,300 | 2,243 | 4,815 | 1.6 mi | 66 |
Show adjustment detail for the top comp
- Tract size (120.43 ac → 137.9 ac)-3.5%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
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.