ID-495506
8623 County Road 22
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Oneida County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Oneida market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
786 ft of deeded road frontage.
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 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 $249,014 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-684995 Dirt · Full utilities | 31.7 | Jul 27, 2026 | $336,000 | 10,604 | 9,508 | 10.7 mi | 76 |
| ID-404441 Dirt · Power at road | 21.2 | Jul 27, 2026 | $237,000 | 11,174 | 11,516 | 10.8 mi | 75 |
| ID-435012 Gravel · Off grid | 32.1 | Aug 13, 2024 | $280,600 | 8,747 | 10,494 | 4.8 mi | 74 |
| ID-324813 Gravel · Power at road | 27.8 | Feb 1, 2026 | $222,200 | 8,002 | 7,520 | 6.5 mi | 72 |
| ID-954387 Gravel · Off grid | 20.4 | Nov 7, 2024 | $147,200 | 7,217 | 8,026 | 5.3 mi | 69 |
| ID-236119 Dirt · Power at road | 71.5 | Aug 31, 2024 | $345,800 | 4,834 | 6,697 | 3.8 mi | 68 |
| ID-974241 Gravel · Off grid | 18.4 | Jun 26, 2025 | $124,600 | 6,791 | 7,269 | 7.9 mi | 64 |
| ID-827103 Paved · Off grid | 145.9 | Aug 12, 2024 | $824,400 | 5,650 | 8,018 | 6.0 mi | 61 |
Show adjustment detail for the top comp
- Tract size (31.69 ac → 45.89 ac)-6.4%
- Access (Dirt → Paved)+37.2%
- Utilities (Full utilities → Off grid)-30.3%
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.