ID-354233
3684 County Road 123
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
706 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $43,532 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-774728 Dirt · Off grid | 26.1 | May 8, 2025 | $171,600 | 6,570 | 8,447 | 13.6 mi | 72 |
| ID-412881 Landlocked · Off grid | 6.8 | Jul 27, 2026 | $32,500 | 4,738 | 6,406 | 7.2 mi | 72 |
| ID-963917 Gravel · Power at road | 14.5 | Nov 2, 2024 | $113,200 | 7,799 | 6,945 | 8.2 mi | 71 |
| ID-745946 Landlocked · Power at road | 63.1 | Apr 1, 2026 | $277,000 | 4,389 | 6,876 | 5.7 mi | 65 |
| ID-674931 Paved · Full utilities | 30.3 | Mar 22, 2025 | $322,000 | 10,646 | 7,146 | 10.5 mi | 64 |
| ID-982917 Landlocked · Full utilities | 7.0 | Sep 22, 2025 | $54,300 | 7,726 | 7,547 | 12.4 mi | 60 |
Show adjustment detail for the top comp
- Tract size (26.12 ac → 18.25 ac)+5.0%
- Access (Dirt → Gravel)+16.3%
- Market time (15 mo)+5.3%
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.