ID-697400
3840 County Road 15
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Clearwater County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Clearwater market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Rolling to steep in places; pad prep likely.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $429,161 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-917019 Gravel · Off grid | 137.3 | Jul 27, 2026 | $564,900 | 4,114 | 5,315 | 7.8 mi | 79 |
| ID-757828 Dirt · Off grid | 246.7 | May 30, 2026 | $412,800 | 1,673 | 2,972 | 10.3 mi | 75 |
| ID-457994 Paved · Power at road | 278.3 | Jul 11, 2025 | $1,017,200 | 3,656 | 4,318 | 6.4 mi | 75 |
| ID-985995 Gravel · Power at road | 65.4 | Jul 27, 2026 | $275,000 | 4,206 | 3,858 | 3.9 mi | 74 |
| ID-375710 Gravel · Full utilities | 53.2 | Jul 8, 2026 | $307,800 | 5,787 | 4,174 | 11.2 mi | 69 |
| ID-168705 Dirt · Full utilities | 465.7 | Jan 23, 2026 | $1,081,600 | 2,322 | 3,514 | 10.2 mi | 64 |
| ID-546163 Landlocked · Off grid | 73.8 | Nov 20, 2024 | $191,400 | 2,592 | 4,526 | 4.3 mi | 61 |
| ID-788960 Gravel · Off grid | 560.2 | Aug 20, 2024 | $1,456,300 | 2,599 | 5,435 | 12.6 mi | 58 |
Show adjustment detail for the top comp
- Tract size (137.3 ac → 180.95 ac)-7.2%
- Access (Gravel → Paved)+18.0%
- Utilities (Off grid → Power at road)+17.6%
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.