Jefferson County, ID · Sold

ID-648953

1417 County Road 389

$1,591,500

$2,855/ac · 557 ac

Offer report Market this tract

Acreage557 ac

Price per acre$2,855/ac

ZoningMixed Use

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedDec 23, 2025

Coordinates43.8240, -112.3851

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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

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?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands2.5% of tract

Little to no mapped wetland coverage.

Average slope4.8%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

3,516 ft of deeded road frontage.

Power11,968 ft away

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

Buildable area516.26 of 557.37 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,406,950

$1,151,364 – $1,662,535 · $2,524/ac on 557 ac

Asking vs estimate

+13.1%

Priced above the comp set

Weighted from 9 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 $1,591,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$803,971

$1,442/ac · +30.0% target margin

You need $787,529 off asking to hit this margin.

All-in cost$872,309

Net resale$1,294,394

Projected profit$422,085

ROI+48.4%

Annualized+69.2%

Break-even resale$1,701/ac

Profit if resale lands off target

-20%

$163,206

-10%

$292,646

$422,085

+10%

$551,525

+20%

$680,964

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-148042 Dirt · Full utilities	288.1	May 5, 2026	$1,061,000	3,683	2,134	7.2 mi	79
ID-208960 Paved · Power at road	560.2	Mar 12, 2025	$3,101,900	5,537	3,642	3.8 mi	77
ID-209397 Dirt · Power at road	768.8	Aug 9, 2025	$1,968,300	2,560	2,504	4.3 mi	76
ID-868171 Landlocked · Full utilities	316.3	Nov 13, 2025	$915,700	2,895	2,222	4.6 mi	71
ID-988506 Gravel · Full utilities	403.2	Mar 3, 2025	$1,732,500	4,297	2,478	4.2 mi	71
ID-207315 Landlocked · Power at road	170.1	Jul 27, 2026	$584,300	3,434	2,622	4.4 mi	70
ID-287682 Gravel · Off grid	222.0	Dec 24, 2025	$744,600	3,355	2,260	4.9 mi	69
ID-557748 Dirt · Off grid	232.8	Jun 22, 2024	$577,700	2,481	2,092	6.6 mi	63
ID-907876 Paved · Power at road	255.4	Jan 17, 2024	$1,259,300	4,930	2,687	3.9 mi	61

Show adjustment detail for the top comp

Tract size (288.09 ac → 557.37 ac)-17.8%
Utilities (Full utilities → Off grid)-30.3%
Market time (3 mo)+1.2%

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