Caribou County, ID · Sold

ID-287501

6722 County Road 382

$1,281,600

$6,583/ac · 195 ac

Offer report Market this tract

Acreage195 ac

Price per acre$6,583/ac

ZoningResidential

Road accessPaved

UtilitiesPower at road

TopographySloped

ListedAug 12, 2024

Coordinates42.8547, -111.4171

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Caribou County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.

View Caribou market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands5.0% of tract

Little to no mapped wetland coverage.

Average slope26.4%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,833 ft of deeded road frontage.

Power20 ft away

Power at or near the road.

Buildable area110.97 of 194.68 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$946,233

$780,820 – $1,111,646 · $4,860/ac on 195 ac

Asking vs estimate

+35.4%

Priced above the comp set

Weighted from 9 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,281,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$540,705

$2,777/ac · +30.0% target margin

You need $740,895 off asking to hit this margin.

All-in cost$586,665

Net resale$870,535

Projected profit$283,870

ROI+48.4%

Annualized+69.2%

Break-even resale$3,276/ac

Profit if resale lands off target

-20%

$109,763

-10%

$196,816

$283,870

+10%

$370,923

+20%

$457,977

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-407507 Gravel · Full utilities	195.5	Apr 24, 2026	$973,400	4,978	4,884	9.8 mi	81
ID-857074 Dirt · Power at road	142.9	Jul 6, 2026	$454,400	3,180	4,031	8.5 mi	79
ID-758380 Dirt · Full utilities	368.0	May 15, 2025	$1,253,200	3,405	4,841	2.3 mi	73
ID-846476 Dirt · Full utilities	92.7	Mar 27, 2026	$654,000	7,059	6,647	9.3 mi	73
ID-426440 Gravel · Off grid	90.3	Jul 27, 2026	$419,400	4,646	5,293	7.5 mi	72
ID-167962 Landlocked · Power at road	271.9	Apr 4, 2025	$644,600	2,371	4,782	8.6 mi	70
ID-148489 Paved · Off grid	398.3	Feb 16, 2025	$876,800	2,202	3,384	9.3 mi	64
ID-499139 Gravel · Full utilities	637.8	Feb 8, 2025	$2,019,500	3,167	4,616	8.4 mi	57
ID-626197 Gravel · Full utilities	75.7	Jan 24, 2025	$486,300	6,424	5,200	16.0 mi	55

Show adjustment detail for the top comp

Access (Gravel → Paved)+18.0%
Utilities (Full utilities → Power at road)-18.0%
Market time (4 mo)+1.3%

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.

Build the listing kit Post a deal or JV