ID-745946
120 County Road 283
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Kootenai County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Kootenai market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $118,618 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-436332 Gravel · Off grid | 83.5 | Dec 21, 2024 | $415,200 | 4,974 | 4,533 | 6.1 mi | 74 |
| ID-636990 Dirt · Off grid | 134.4 | Jul 27, 2026 | $442,300 | 3,290 | 3,679 | 7.7 mi | 72 |
| ID-866435 Gravel · Full utilities | 89.9 | Jul 12, 2025 | $591,600 | 6,578 | 4,158 | 5.5 mi | 71 |
| ID-857604 Gravel · Power at road | 209.8 | Jul 27, 2026 | $977,900 | 4,662 | 4,300 | 5.8 mi | 70 |
| ID-674931 Paved · Full utilities | 30.3 | Mar 22, 2025 | $322,000 | 10,646 | 4,632 | 4.9 mi | 65 |
| ID-926835 Gravel · Power at road | 120.2 | Jul 5, 2024 | $663,600 | 5,522 | 4,764 | 6.8 mi | 64 |
| ID-774728 Dirt · Off grid | 26.1 | May 8, 2025 | $171,600 | 6,570 | 5,475 | 10.2 mi | 60 |
| ID-106981 Landlocked · Full utilities | 133.6 | Dec 16, 2023 | $624,200 | 4,673 | 5,101 | 10.0 mi | 60 |
| ID-354233 Gravel · Off grid | 18.3 | Apr 12, 2025 | $108,700 | 5,955 | 4,078 | 5.7 mi | 59 |
Show adjustment detail for the top comp
- Tract size (83.47 ac → 63.11 ac)+6.5%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (20 mo)+6.9%
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.