Latah County, ID · Sold

ID-911247

6285 County Road 197

$23,000

$10,952/ac · 2.10 ac

Offer report Market this tract

Acreage2.10 ac

Price per acre$10,952/ac

ZoningResidential

Road accessDirt

UtilitiesPower at road

TopographyMixed

ListedMay 31, 2024

Coordinates46.7671, -116.6187

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Latah County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.

View Latah market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands9.3% of tract

Little to no mapped wetland coverage.

Average slope3.1%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

261 ft of deeded road frontage.

Power111 ft away

Power at or near the road.

Buildable area1.81 of 2.10 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$18,452

$15,809 – $21,094 · $8,787/ac on 2.10 ac

Asking vs estimate

+24.6%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $23,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$10,544

$5,021/ac · +30.0% target margin

You need $12,456 off asking to hit this margin.

All-in cost$11,440

Net resale$16,976

Projected profit$5,535

ROI+48.4%

Annualized+69.2%

Break-even resale$5,921/ac

Profit if resale lands off target

-20%

$2,140

-10%

$3,838

$5,535

+10%

$7,233

+20%

$8,930

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-341252 Gravel · Power at road	2.1	Feb 27, 2026	$26,100	12,368	10,845	5.2 mi	85
ID-890717 Gravel · Off grid	1.4	Jul 27, 2026	$14,400	10,101	10,174	2.7 mi	81
ID-170470 Gravel · Full utilities	1.2	Jul 27, 2026	$13,700	11,553	8,087	7.7 mi	80
ID-762498 Gravel · Off grid	5.2	Jul 27, 2026	$43,600	8,408	8,780	6.4 mi	71
ID-540729 Gravel · Off grid	1.4	Sep 18, 2025	$12,200	8,444	8,810	7.6 mi	71
ID-892803 Gravel · Off grid	6.5	Jul 27, 2026	$55,800	8,611	9,096	6.5 mi	69
ID-952003 Dirt · Full utilities	3.6	Jul 17, 2024	$38,600	10,630	9,617	6.0 mi	66
ID-690321 Landlocked · Off grid	1.1	Oct 9, 2025	$4,900	4,554	6,944	11.9 mi	64
ID-890097 Gravel · Off grid	0.9	Aug 1, 2024	$5,700	6,314	6,853	6.7 mi	64
ID-440087 Dirt · Power at road	0.9	Sep 20, 2024	$6,600	7,262	7,748	8.9 mi	63

Show adjustment detail for the top comp

Access (Gravel → Dirt)-14.0%
Market time (6 mo)+1.9%

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.

Build the listing kit Post a deal or JV