Elmore County, ID · Sold

ID-188649

2033 County Road 135

$703,700

$1,574/ac · 447 ac

Offer report Market this tract

Acreage447 ac

Price per acre$1,574/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyRolling

ListedDec 17, 2024

Coordinates43.4233, -115.5037

Loading terrain…

County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Elmore County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.

View Elmore market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands6.7% of tract

Little to no mapped wetland coverage.

Average slope6.5%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

4,834 ft of deeded road frontage.

Power1,832 ft away

Service extension needed; get a utility quote.

Buildable area396.38 of 447.20 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,030,239

$830,506 – $1,229,972 · $2,304/ac on 447 ac

Asking vs estimate

-31.7%

Priced below the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $703,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$588,708

$1,316/ac · +30.0% target margin

You need $114,992 off asking to hit this margin.

All-in cost$638,748

Net resale$947,820

Projected profit$309,072

ROI+48.4%

Annualized+69.2%

Break-even resale$1,553/ac

Profit if resale lands off target

-20%

$119,508

-10%

$214,290

$309,072

+10%

$403,854

+20%

$498,636

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-179082 Paved · Power at road	612.0	Jul 12, 2026	$1,800,800	2,943	2,340	7.9 mi	78
ID-818546 Gravel · Off grid	415.1	Aug 16, 2024	$958,700	2,310	2,448	7.2 mi	76
ID-267508 Paved · Off grid	195.7	Jun 18, 2026	$667,700	3,412	2,291	5.0 mi	74
ID-748526 Paved · Power at road	409.1	Nov 15, 2024	$1,595,200	3,900	2,936	5.0 mi	73
ID-787921 Gravel · Off grid	263.9	Feb 12, 2025	$423,600	1,605	1,462	6.7 mi	71
ID-987857 Dirt · Off grid	252.0	Jun 17, 2025	$479,100	1,902	1,960	9.2 mi	67
ID-277692 Gravel · Off grid	223.6	Dec 30, 2024	$552,500	2,471	2,156	8.5 mi	67
ID-448110 Dirt · Off grid	302.6	Mar 16, 2024	$494,900	1,635	1,866	11.2 mi	64
ID-659808 Landlocked · Full utilities	1035.5	Jun 7, 2025	$1,953,400	1,886	2,624	9.7 mi	61
ID-887725 Dirt · Power at road	229.0	Jun 10, 2024	$772,200	3,372	2,992	8.3 mi	61

Show adjustment detail for the top comp

Tract size (611.97 ac → 447.2 ac)+10.0%
Access (Paved → Gravel)-15.3%
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.

Build the listing kit Post a deal or JV