ID-803356
3850 County Road 389
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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.
Inside the 100-year floodplain — insurance and elevation apply.
296 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 9 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 $27,253 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-623390 Dirt · Power at road | 9.9 | May 15, 2026 | $61,300 | 6,190 | 7,289 | 11.4 mi | 82 |
| ID-553281 Landlocked · Full utilities | 9.2 | Nov 1, 2025 | $29,400 | 3,214 | 3,986 | 7.8 mi | 77 |
| ID-822596 Paved · Power at road | 5.6 | Jul 15, 2026 | $41,000 | 7,366 | 6,050 | 12.2 mi | 74 |
| ID-923907 Gravel · Full utilities | 14.4 | Oct 9, 2025 | $128,000 | 8,882 | 7,818 | 9.3 mi | 73 |
| ID-902875 Paved · Full utilities | 6.8 | Dec 12, 2024 | $82,400 | 12,081 | 8,770 | 0.6 mi | 72 |
| ID-772482 Dirt · Power at road | 5.1 | Nov 7, 2025 | $33,700 | 6,568 | 7,583 | 11.2 mi | 68 |
| ID-202181 Dirt · Off grid | 4.1 | Jul 27, 2026 | $24,500 | 5,936 | 7,755 | 14.2 mi | 67 |
| ID-952435 Paved · Power at road | 5.0 | Jan 31, 2025 | $35,900 | 7,228 | 6,263 | 8.1 mi | 65 |
| ID-591845 Gravel · Off grid | 3.2 | May 5, 2024 | $12,300 | 3,793 | 4,620 | 7.9 mi | 58 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
- Market time (3 mo)+1.1%
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.