ID-751990
338 County Road 385
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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?
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.
199 ft of deeded road frontage.
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 9 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 $14,470 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-821757 Paved · Full utilities | 3.0 | May 27, 2025 | $44,500 | 14,631 | 7,769 | 11.2 mi | 75 |
| ID-431391 Dirt · Full utilities | 2.3 | Feb 9, 2024 | $18,700 | 8,006 | 6,093 | 10.2 mi | 64 |
| ID-153138 Dirt · Full utilities | 8.3 | Feb 12, 2025 | $44,700 | 5,424 | 4,188 | 6.6 mi | 64 |
| ID-542313 Gravel · Power at road | 4.5 | Jun 23, 2024 | $23,000 | 5,076 | 4,081 | 14.4 mi | 64 |
| ID-780984 Landlocked · Full utilities | 1.7 | Jan 15, 2026 | $11,700 | 6,763 | 5,994 | 15.3 mi | 64 |
| ID-793440 Gravel · Full utilities | 10.3 | Sep 24, 2025 | $93,300 | 9,085 | 5,984 | 7.0 mi | 62 |
| ID-703325 Paved · Power at road | 9.4 | Aug 6, 2024 | $78,600 | 8,322 | 5,890 | 6.4 mi | 58 |
| ID-383556 Gravel · Power at road | 11.2 | Jul 29, 2024 | $59,100 | 5,290 | 4,483 | 4.7 mi | 58 |
| ID-450534 Landlocked · Off grid | 1.3 | Mar 20, 2024 | $5,700 | 4,542 | 6,180 | 12.0 mi | 55 |
Show adjustment detail for the top comp
- Tract size (3.04 ac → 3.59 ac)-0.5%
- Access (Paved → Dirt)-27.1%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (15 mo)+5.1%
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.