ID-643393
6508 County Road 176
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Cassia County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Cassia market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
703 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 7 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 $26,303 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-703276 Gravel · Off grid | 9.1 | Jul 27, 2026 | $47,400 | 5,195 | 4,449 | 10.5 mi | 83 |
| ID-712020 Dirt · Off grid | 3.7 | Jul 27, 2026 | $18,100 | 4,930 | 4,679 | 1.6 mi | 83 |
| ID-483990 Paved · Full utilities | 15.3 | Mar 1, 2026 | $159,000 | 10,395 | 5,602 | 6.0 mi | 78 |
| ID-903977 Dirt · Power at road | 15.2 | Feb 21, 2026 | $76,200 | 5,024 | 4,531 | 6.1 mi | 77 |
| ID-644523 Gravel · Off grid | 22.5 | Apr 24, 2026 | $90,800 | 4,033 | 3,836 | 3.4 mi | 74 |
| ID-574475 Gravel · Off grid | 21.7 | Jan 15, 2025 | $64,800 | 2,982 | 2,971 | 3.6 mi | 66 |
| ID-594558 Paved · Power at road | 23.1 | Nov 9, 2025 | $196,800 | 8,525 | 5,971 | 10.7 mi | 63 |
Show adjustment detail for the top comp
- Tract size (9.12 ac → 9.93 ac)-0.7%
- Access (Gravel → Dirt)-14.0%
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.