ID-168705
936 County Road 118
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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?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
2,018 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 $380,060 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-757828 Dirt · Off grid | 246.7 | May 30, 2026 | $412,800 | 1,673 | 2,011 | 5.6 mi | 81 |
| ID-788960 Gravel · Off grid | 560.2 | Aug 20, 2024 | $1,456,300 | 2,599 | 3,676 | 2.9 mi | 72 |
| ID-457994 Paved · Power at road | 278.3 | Jul 11, 2025 | $1,017,200 | 3,656 | 2,921 | 12.7 mi | 69 |
| ID-917019 Gravel · Off grid | 137.3 | Jul 27, 2026 | $564,900 | 4,114 | 3,595 | 9.4 mi | 66 |
| ID-249424 Gravel · Off grid | 784.0 | Mar 27, 2025 | $1,342,400 | 1,712 | 2,621 | 7.5 mi | 66 |
| ID-697400 Paved · Power at road | 180.9 | Nov 12, 2024 | $798,700 | 4,414 | 3,206 | 10.2 mi | 57 |
Show adjustment detail for the top comp
- Tract size (246.72 ac → 465.72 ac)-17.0%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (3 mo)+0.9%
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.