ID-202181
2644 County Road 275
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
210 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 10 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 $12,377 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-822596 Paved · Power at road | 5.6 | Jul 15, 2026 | $41,000 | 7,366 | 4,640 | 14.1 mi | 79 |
| ID-772482 Dirt · Power at road | 5.1 | Nov 7, 2025 | $33,700 | 6,568 | 5,817 | 11.8 mi | 79 |
| ID-930572 Dirt · Full utilities | 1.3 | May 31, 2026 | $7,600 | 5,891 | 4,027 | 1.1 mi | 74 |
| ID-952435 Paved · Power at road | 5.0 | Jan 31, 2025 | $35,900 | 7,228 | 4,804 | 9.8 mi | 74 |
| ID-191326 Dirt · Full utilities | 2.2 | Apr 11, 2026 | $16,200 | 7,275 | 5,048 | 14.9 mi | 70 |
| ID-623390 Dirt · Power at road | 9.9 | May 15, 2026 | $61,300 | 6,190 | 5,591 | 10.5 mi | 70 |
| ID-591845 Gravel · Off grid | 3.2 | May 5, 2024 | $12,300 | 3,793 | 3,544 | 7.5 mi | 69 |
| ID-902875 Paved · Full utilities | 6.8 | Dec 12, 2024 | $82,400 | 12,081 | 6,727 | 14.2 mi | 66 |
| ID-553281 Landlocked · Full utilities | 9.2 | Nov 1, 2025 | $29,400 | 3,214 | 3,058 | 7.2 mi | 66 |
| ID-321158 Paved · Power at road | 2.0 | Jul 4, 2025 | $15,900 | 8,048 | 5,111 | 10.9 mi | 62 |
Show adjustment detail for the top comp
- Tract size (5.57 ac → 4.13 ac)+1.3%
- Access (Paved → Dirt)-27.1%
- Utilities (Power at road → Off grid)-15.0%
- Market time (1 mo)+0.4%
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.