ID-846476
3643 County Road 321
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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?
3 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.
1,426 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $325,951 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-426440 Gravel · Off grid | 90.3 | Jul 27, 2026 | $419,400 | 4,646 | 5,712 | 12.1 mi | 81 |
| ID-857074 Dirt · Power at road | 142.9 | Jul 6, 2026 | $454,400 | 3,180 | 4,350 | 8.8 mi | 78 |
| ID-407507 Gravel · Full utilities | 195.5 | Apr 24, 2026 | $973,400 | 4,978 | 5,271 | 1.2 mi | 76 |
| ID-626197 Gravel · Full utilities | 75.7 | Jan 24, 2025 | $486,300 | 6,424 | 5,612 | 13.0 mi | 69 |
| ID-287501 Paved · Power at road | 194.7 | Aug 12, 2025 | $1,194,500 | 6,135 | 6,902 | 9.3 mi | 68 |
| ID-167962 Landlocked · Power at road | 271.9 | Apr 4, 2025 | $644,600 | 2,371 | 5,160 | 10.7 mi | 57 |
Show adjustment detail for the top comp
- Tract size (90.27 ac → 92.65 ac)-0.6%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Full utilities)+43.5%
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.