ID-674931
9097 County Road 166
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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?
3 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.
1,215 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 6 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 $143,807 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-745946 Landlocked · Power at road | 63.1 | Apr 1, 2026 | $277,000 | 4,389 | 10,847 | 4.9 mi | 72 |
| ID-774728 Dirt · Off grid | 26.1 | May 8, 2025 | $171,600 | 6,570 | 13,324 | 10.6 mi | 71 |
| ID-866435 Gravel · Full utilities | 89.9 | Jul 12, 2025 | $591,600 | 6,578 | 10,119 | 10.3 mi | 65 |
| ID-354233 Gravel · Off grid | 18.3 | Apr 12, 2025 | $108,700 | 5,955 | 9,924 | 10.5 mi | 64 |
| ID-436332 Gravel · Off grid | 83.5 | Dec 21, 2024 | $415,200 | 4,974 | 11,031 | 5.0 mi | 60 |
| ID-963917 Gravel · Power at road | 14.5 | Nov 2, 2024 | $113,200 | 7,799 | 10,955 | 13.3 mi | 58 |
Show adjustment detail for the top comp
- Tract size (63.11 ac → 30.25 ac)+14.9%
- Access (Landlocked → Paved)+73.5%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (4 mo)+1.6%
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.