ID-328184
5817 County Road 380
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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?
5 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.
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 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 $130,367 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-478319 Paved · Full utilities | 352.1 | Jun 11, 2026 | $1,717,300 | 4,877 | 2,030 | 5.0 mi | 88 |
| ID-689415 Gravel · Off grid | 778.9 | Jul 27, 2026 | $1,621,500 | 2,082 | 1,856 | 7.7 mi | 77 |
| ID-108656 Landlocked · Off grid | 449.5 | Aug 4, 2025 | $1,008,300 | 2,243 | 2,590 | 4.9 mi | 77 |
| ID-126838 Dirt · Power at road | 120.4 | Jul 27, 2026 | $400,900 | 3,329 | 1,713 | 4.5 mi | 77 |
| ID-137025 Gravel · Off grid | 137.9 | Mar 11, 2026 | $514,500 | 3,731 | 2,043 | 5.6 mi | 75 |
| ID-219712 Dirt · Power at road | 965.9 | Jul 27, 2026 | $2,694,300 | 2,789 | 2,627 | 5.7 mi | 69 |
| ID-667451 Gravel · Power at road | 187.8 | Apr 12, 2025 | $641,500 | 3,416 | 1,793 | 7.7 mi | 66 |
| ID-596666 Dirt · Power at road | 106.3 | Dec 16, 2025 | $407,100 | 3,829 | 1,957 | 3.9 mi | 65 |
Show adjustment detail for the top comp
- Tract size (352.11 ac → 319.31 ac)+2.9%
- Access (Paved → Landlocked)-42.4%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (2 mo)+0.8%
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.