ID-985995
2224 County Road 195
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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?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 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 $136,444 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-375710 Gravel · Full utilities | 53.2 | Jul 8, 2026 | $307,800 | 5,787 | 4,560 | 13.1 mi | 80 |
| ID-917019 Gravel · Off grid | 137.3 | Jul 27, 2026 | $564,900 | 4,114 | 5,807 | 5.7 mi | 76 |
| ID-546163 Landlocked · Off grid | 73.8 | Nov 20, 2024 | $191,400 | 2,592 | 4,944 | 7.5 mi | 75 |
| ID-757828 Dirt · Off grid | 246.7 | May 30, 2026 | $412,800 | 1,673 | 3,247 | 10.0 mi | 68 |
| ID-457994 Paved · Power at road | 278.3 | Jul 11, 2025 | $1,017,200 | 3,656 | 4,717 | 2.6 mi | 67 |
| ID-697400 Paved · Power at road | 180.9 | Nov 12, 2024 | $798,700 | 4,414 | 5,178 | 3.9 mi | 62 |
| ID-923907 Gravel · Full utilities | 14.4 | Oct 9, 2025 | $128,000 | 8,882 | 5,904 | 10.9 mi | 60 |
Show adjustment detail for the top comp
- Tract size (53.19 ac → 65.39 ac)-4.3%
- Utilities (Full utilities → Power at road)-18.0%
- 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.