ID-457994
4963 County Road 189
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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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
2,936 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 $360,770 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 | 2,633 | 9.6 mi | 84 |
| ID-917019 Gravel · Off grid | 137.3 | Jul 27, 2026 | $564,900 | 4,114 | 4,708 | 4.5 mi | 75 |
| ID-168705 Dirt · Full utilities | 465.7 | Jan 23, 2026 | $1,081,600 | 2,322 | 3,112 | 12.7 mi | 73 |
| ID-697400 Paved · Power at road | 180.9 | Nov 12, 2024 | $798,700 | 4,414 | 4,198 | 6.4 mi | 72 |
| ID-249424 Gravel · Off grid | 784.0 | Mar 27, 2025 | $1,342,400 | 1,712 | 3,432 | 5.2 mi | 61 |
| ID-788960 Gravel · Off grid | 560.2 | Aug 20, 2024 | $1,456,300 | 2,599 | 4,813 | 15.5 mi | 57 |
Show adjustment detail for the top comp
- Tract size (246.72 ac → 278.25 ac)-3.4%
- Access (Dirt → Paved)+37.2%
- Utilities (Off grid → Power at road)+17.6%
- 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.