ID-726413
959 County Road 180
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Lemhi County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Lemhi 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.
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 10 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 $42,652 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-746884 Dirt · Full utilities | 124.5 | Jul 8, 2026 | $476,800 | 3,830 | 2,307 | 5.7 mi | 79 |
| ID-818963 Dirt · Full utilities | 561.4 | Mar 2, 2026 | $1,395,400 | 2,486 | 2,334 | 2.0 mi | 67 |
| ID-913519 Paved · Off grid | 10.9 | May 28, 2026 | $35,900 | 3,298 | 1,364 | 2.5 mi | 65 |
| ID-349162 Landlocked · Power at road | 648.5 | Jul 3, 2025 | $1,070,000 | 1,650 | 2,566 | 4.4 mi | 63 |
| ID-527662 Gravel · Power at road | 218.8 | Sep 9, 2024 | $519,100 | 2,373 | 1,880 | 11.1 mi | 61 |
| ID-863449 Paved · Power at road | 10.3 | Jul 27, 2026 | $44,100 | 4,262 | 1,482 | 9.1 mi | 60 |
| ID-348596 Gravel · Off grid | 430.4 | Sep 23, 2024 | $980,000 | 2,277 | 2,581 | 2.9 mi | 58 |
| ID-424003 Dirt · Power at road | 15.4 | Aug 24, 2025 | $57,100 | 3,695 | 1,902 | 4.9 mi | 58 |
| ID-539105 Paved · Full utilities | 622.3 | May 19, 2025 | $1,778,000 | 2,857 | 2,083 | 10.5 mi | 52 |
| ID-478711 Gravel · Full utilities | 467.8 | Jul 16, 2024 | $1,408,100 | 3,010 | 2,455 | 14.1 mi | 48 |
Show adjustment detail for the top comp
- Tract size (124.51 ac → 88.52 ac)+8.9%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (1 mo)+0.4%
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.