ID-350813
4080 County Road 397
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Lincoln County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Lincoln market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
99 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $4,345 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-271022 Dirt · Full utilities | 1.8 | Jul 10, 2026 | $13,600 | 7,633 | 7,324 | 3.5 mi | 84 |
| ID-692617 Gravel · Power at road | 5.7 | Jul 27, 2026 | $40,000 | 7,059 | 7,359 | 4.3 mi | 78 |
| ID-340371 Paved · Power at road | 1.1 | Sep 6, 2025 | $11,900 | 10,716 | 9,400 | 5.8 mi | 74 |
| ID-372147 Gravel · Power at road | 4.0 | Oct 30, 2024 | $27,400 | 6,798 | 7,491 | 3.1 mi | 66 |
| ID-762781 Paved · Off grid | 6.4 | Jan 22, 2026 | $43,300 | 6,801 | 7,266 | 6.2 mi | 62 |
| ID-173177 Gravel · Power at road | 8.5 | Nov 30, 2024 | $65,900 | 7,758 | 8,863 | 2.9 mi | 61 |
| ID-522856 Paved · Power at road | 6.7 | Apr 20, 2025 | $70,500 | 10,477 | 9,841 | 4.1 mi | 60 |
| ID-252974 Gravel · Off grid | 7.3 | Nov 16, 2023 | $61,800 | 8,428 | 11,674 | 4.2 mi | 55 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
- Utilities (Full utilities → Power at road)-18.0%
- 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.