ID-148042
1537 County Road 165
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Jefferson County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Jefferson market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
2,429 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 $386,320 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-648953 Dirt · Off grid | 557.4 | May 20, 2026 | $1,325,700 | 2,379 | 4,196 | 7.2 mi | 79 |
| ID-868171 Landlocked · Full utilities | 316.3 | Nov 13, 2025 | $915,700 | 2,895 | 3,881 | 8.5 mi | 78 |
| ID-207315 Landlocked · Power at road | 170.1 | Jul 27, 2026 | $584,300 | 3,434 | 4,579 | 7.7 mi | 75 |
| ID-287682 Gravel · Off grid | 222.0 | Dec 24, 2025 | $744,600 | 3,355 | 3,947 | 10.5 mi | 73 |
| ID-557748 Dirt · Off grid | 232.8 | Jun 22, 2024 | $577,700 | 2,481 | 3,653 | 5.9 mi | 72 |
| ID-907876 Paved · Power at road | 255.4 | Jan 17, 2024 | $1,259,300 | 4,930 | 4,693 | 5.8 mi | 70 |
| ID-988506 Gravel · Full utilities | 403.2 | Mar 3, 2025 | $1,732,500 | 4,297 | 4,328 | 10.5 mi | 69 |
| ID-556558 Dirt · Power at road | 98.3 | Jan 28, 2025 | $401,800 | 4,087 | 3,971 | 1.4 mi | 65 |
| ID-208960 Paved · Power at road | 560.2 | Mar 12, 2025 | $3,101,900 | 5,537 | 6,360 | 7.8 mi | 64 |
| ID-209397 Dirt · Power at road | 768.8 | Aug 9, 2025 | $1,968,300 | 2,560 | 4,373 | 9.5 mi | 63 |
Show adjustment detail for the top comp
- Tract size (557.37 ac → 288.09 ac)+21.7%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (3 mo)+1.0%
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.