ID-629278
4833 County Road 165
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
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 $1,022,625 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-619389 Dirt · Power at road | 764.4 | Jul 27, 2026 | $3,234,600 | 4,232 | 4,296 | 3.1 mi | 86 |
| ID-429747 Gravel · Power at road | 990.7 | Nov 11, 2025 | $3,666,100 | 3,700 | 3,605 | 0.5 mi | 80 |
| ID-349024 Dirt · Off grid | 586.8 | May 25, 2025 | $1,298,300 | 2,213 | 2,557 | 5.8 mi | 75 |
| ID-269845 Landlocked · Power at road | 1063.6 | Aug 15, 2025 | $2,148,800 | 2,020 | 2,988 | 2.8 mi | 73 |
| ID-998726 Paved · Power at road | 472.9 | Dec 19, 2024 | $2,731,800 | 5,777 | 3,941 | 4.3 mi | 68 |
| ID-257817 Landlocked · Power at road | 244.8 | Feb 17, 2026 | $794,800 | 3,247 | 3,023 | 3.5 mi | 67 |
| ID-318080 Paved · Off grid | 296.1 | Jan 2, 2025 | $1,307,900 | 4,417 | 3,082 | 4.8 mi | 64 |
Show adjustment detail for the top comp
- Tract size (764.4 ac → 705.34 ac)+2.5%
- Access (Dirt → Gravel)+16.3%
- 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.