ID-636990
2941 County Road 248
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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?
6 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Rolling to steep in places; pad prep likely.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
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 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 $172,192 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-197998 Gravel · Power at road | 279.1 | Jul 27, 2026 | $1,175,000 | 4,211 | 3,775 | 3.0 mi | 80 |
| ID-857604 Gravel · Power at road | 209.8 | Jul 27, 2026 | $977,900 | 4,662 | 3,853 | 2.6 mi | 80 |
| ID-926835 Gravel · Power at road | 120.2 | Jul 5, 2024 | $663,600 | 5,522 | 4,269 | 2.1 mi | 78 |
| ID-866435 Gravel · Full utilities | 89.9 | Jul 12, 2025 | $591,600 | 6,578 | 3,726 | 4.7 mi | 71 |
| ID-106981 Landlocked · Full utilities | 133.6 | Dec 16, 2023 | $624,200 | 4,673 | 4,571 | 8.6 mi | 70 |
| ID-745946 Landlocked · Power at road | 63.1 | Apr 1, 2026 | $277,000 | 4,389 | 3,994 | 7.7 mi | 69 |
| ID-436332 Gravel · Off grid | 83.5 | Dec 21, 2024 | $415,200 | 4,974 | 4,062 | 11.1 mi | 65 |
Show adjustment detail for the top comp
- Tract size (279.06 ac → 134.45 ac)+22.4%
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Off grid)-15.0%
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.