Elmore County, ID · Sold

ID-277692

1171 County Road 252

$550,300

$2,461/ac · 224 ac

Offer report Market this tract

Acreage224 ac

Price per acre$2,461/ac

ZoningResidential

Road accessGravel

UtilitiesOff grid

TopographyRolling

ListedJun 24, 2024

Coordinates43.4762, -115.3511

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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

Wetlands8.8% of tract

Little to no mapped wetland coverage.

Average slope6.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,334 ft of deeded road frontage.

Power14,460 ft away

A long utility run — price in solar/off-grid instead.

Buildable area193.70 of 223.57 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$593,303

$436,429 – $750,178 · $2,654/ac on 224 ac

Asking vs estimate

-7.2%

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 $550,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$339,030

$1,516/ac · +30.0% target margin

You need $211,270 off asking to hit this margin.

All-in cost$367,848

Net resale$545,839

Projected profit$177,991

ROI+48.4%

Annualized+69.3%

Break-even resale$1,788/ac

Profit if resale lands off target

-20%

$68,824

-10%

$123,407

$177,991

+10%

$232,575

+20%

$287,159

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-267508 Paved · Off grid	195.7	Jun 18, 2026	$667,700	3,412	2,805	11.2 mi	81
ID-987857 Dirt · Off grid	252.0	Jun 17, 2025	$479,100	1,902	2,399	4.8 mi	77
ID-787921 Gravel · Off grid	263.9	Feb 12, 2025	$423,600	1,605	1,789	6.0 mi	77
ID-179082 Paved · Power at road	612.0	Jul 12, 2026	$1,800,800	2,943	2,865	2.5 mi	77
ID-886422 Paved · Full utilities	89.1	Jul 9, 2026	$344,800	3,869	1,802	6.4 mi	75
ID-818546 Gravel · Off grid	415.1	Aug 16, 2024	$958,700	2,310	2,998	2.4 mi	74
ID-887725 Dirt · Power at road	229.0	Jun 10, 2024	$772,200	3,372	3,663	13.8 mi	73
ID-436435 Gravel · Power at road	89.9	Oct 28, 2024	$493,600	5,488	3,948	1.7 mi	71
ID-188649 Gravel · Off grid	447.2	Jan 4, 2025	$679,100	1,518	1,985	8.5 mi	67
ID-448110 Dirt · Off grid	302.6	Mar 16, 2024	$494,900	1,635	2,285	11.5 mi	65

Show adjustment detail for the top comp

Tract size (195.67 ac → 223.57 ac)-3.7%
Access (Paved → Gravel)-15.3%
Market time (2 mo)+0.7%

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