ID-412881
6575 County Road 399
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $17,266 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-982917 Landlocked · Full utilities | 7.0 | Sep 22, 2025 | $54,300 | 7,726 | 5,594 | 6.0 mi | 81 |
| ID-742363 Dirt · Power at road | 4.7 | Apr 10, 2026 | $32,100 | 6,823 | 4,564 | 2.8 mi | 78 |
| ID-231230 Paved · Off grid | 2.1 | Jul 19, 2026 | $15,700 | 7,576 | 4,189 | 2.0 mi | 77 |
| ID-412160 Dirt · Power at road | 4.1 | May 7, 2025 | $18,300 | 4,512 | 3,116 | 5.8 mi | 72 |
| ID-101540 Gravel · Full utilities | 2.6 | Mar 28, 2024 | $18,700 | 7,230 | 3,623 | 3.5 mi | 64 |
| ID-354233 Gravel · Off grid | 18.3 | Apr 12, 2025 | $108,700 | 5,955 | 4,663 | 7.2 mi | 62 |
| ID-963917 Gravel · Power at road | 14.5 | Nov 2, 2024 | $113,200 | 7,799 | 5,148 | 5.5 mi | 62 |
Show adjustment detail for the top comp
- Utilities (Full utilities → Off grid)-30.3%
- Market time (11 mo)+3.8%
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.