ID-604433
7655 County Road 85
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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?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
845 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 10 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 $31,616 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-434079 Gravel · Full utilities | 16.3 | Mar 11, 2026 | $96,800 | 5,933 | 4,126 | 3.9 mi | 83 |
| ID-664823 Dirt · Off grid | 28.0 | Oct 12, 2025 | $89,500 | 3,198 | 4,056 | 15.6 mi | 76 |
| ID-964287 Dirt · Off grid | 19.0 | Jul 13, 2025 | $57,600 | 3,035 | 3,684 | 10.9 mi | 75 |
| ID-664249 Dirt · Power at road | 18.5 | Jun 3, 2025 | $45,500 | 2,467 | 2,548 | 14.0 mi | 74 |
| ID-315338 Landlocked · Power at road | 40.6 | Mar 27, 2026 | $143,200 | 3,524 | 5,023 | 14.9 mi | 73 |
| ID-554220 Landlocked · Power at road | 18.1 | Dec 12, 2023 | $49,000 | 2,708 | 3,737 | 6.3 mi | 70 |
| ID-403986 Landlocked · Off grid | 15.3 | Aug 23, 2025 | $32,500 | 2,127 | 3,170 | 16.4 mi | 67 |
| ID-723632 Gravel · Full utilities | 11.8 | Jun 18, 2025 | $59,600 | 5,048 | 3,500 | 10.0 mi | 65 |
| ID-875828 Paved · Full utilities | 57.9 | Mar 25, 2025 | $255,900 | 4,416 | 3,322 | 11.6 mi | 62 |
| ID-455617 Gravel · Off grid | 49.7 | Jul 10, 2024 | $135,400 | 2,722 | 3,456 | 12.9 mi | 60 |
Show adjustment detail for the top comp
- Tract size (16.32 ac → 21.09 ac)-3.1%
- Access (Gravel → Dirt)-14.0%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (5 mo)+1.8%
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.