Idaho County, ID · Sold

ID-664823

2686 County Road 142

$93,200

$3,331/ac · 27.98 ac

Offer report Market this tract

Acreage27.98 ac

Price per acre$3,331/ac

ZoningMixed Use

Road accessDirt

UtilitiesOff grid

TopographyWooded

ListedFeb 19, 2025

Coordinates45.7527, -115.3231

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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

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

View Idaho market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands18.9% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope6.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,371 ft of deeded road frontage.

Power12,290 ft away

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

Buildable area21.56 of 27.98 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$84,795

$68,504 – $101,086 · $3,031/ac on 27.98 ac

Asking vs estimate

+9.9%

Priced above 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 $93,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$48,454

$1,732/ac · +30.0% target margin

You need $44,746 off asking to hit this margin.

All-in cost$52,573

Net resale$78,012

Projected profit$25,439

ROI+48.4%

Annualized+69.3%

Break-even resale$2,042/ac

Profit if resale lands off target

-20%

$9,837

-10%

$17,638

$25,439

+10%

$33,240

+20%

$41,041

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-604433 Dirt · Power at road	21.1	Jul 27, 2026	$71,700	3,398	2,780	15.6 mi	83
ID-315338 Landlocked · Power at road	40.6	Mar 27, 2026	$143,200	3,524	4,100	3.9 mi	81
ID-964287 Dirt · Off grid	19.0	Jul 13, 2025	$57,600	3,035	3,007	12.2 mi	71
ID-434079 Gravel · Full utilities	16.3	Mar 11, 2026	$96,800	5,933	3,368	18.7 mi	71
ID-664249 Dirt · Power at road	18.5	Jun 3, 2025	$45,500	2,467	2,080	8.8 mi	70
ID-875828 Paved · Full utilities	57.9	Mar 25, 2025	$255,900	4,416	2,712	8.2 mi	67
ID-996190 Landlocked · Full utilities	75.3	Jul 20, 2026	$270,700	3,595	3,846	17.6 mi	64
ID-403986 Landlocked · Off grid	15.3	Aug 23, 2025	$32,500	2,127	2,588	17.9 mi	64
ID-455617 Gravel · Off grid	49.7	Jul 10, 2024	$135,400	2,722	2,821	17.5 mi	64
ID-723632 Gravel · Full utilities	11.8	Jun 18, 2025	$59,600	5,048	2,857	8.2 mi	63

Show adjustment detail for the top comp

Tract size (21.09 ac → 27.98 ac)-4.0%
Utilities (Power at road → Off grid)-15.0%

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