Oneida County, ID · Sold

ID-141922

9470 County Road 9

$43,300

$12,661/ac · 3.42 ac

Offer report Market this tract

Acreage3.42 ac

Price per acre$12,661/ac

ZoningMixed Use

Road accessDirt

UtilitiesFull utilities

TopographyWooded

ListedMar 10, 2024

Coordinates42.1406, -112.4654

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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

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?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands6.6% of tract

Little to no mapped wetland coverage.

Average slope6.6%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

PowerOn site

Power at or near the road.

Buildable area3.03 of 3.42 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$42,429

$34,476 – $50,383 · $12,406/ac on 3.42 ac

Asking vs estimate

+2.1%

In line with the comp set

Weighted from 7 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 $43,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$24,245

$7,089/ac · +30.0% target margin

You need $19,055 off asking to hit this margin.

All-in cost$26,306

Net resale$39,035

Projected profit$12,729

ROI+48.4%

Annualized+69.3%

Break-even resale$8,361/ac

Profit if resale lands off target

-20%

$4,922

-10%

$8,826

$12,729

+10%

$16,633

+20%

$20,536

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-292414 Gravel · Off grid	4.9	Dec 17, 2025	$40,300	8,237	10,595	4.5 mi	74
ID-501998 Gravel · Power at road	3.6	Feb 1, 2024	$45,100	12,500	14,540	8.2 mi	74
ID-872798 Gravel · Power at road	6.5	Nov 23, 2025	$85,700	13,280	14,763	8.0 mi	72
ID-592490 Landlocked · Off grid	5.2	Mar 4, 2025	$22,200	4,307	8,430	2.6 mi	70
ID-913157 Dirt · Off grid	8.4	Sep 5, 2025	$70,900	8,474	13,215	7.4 mi	66
ID-280533 Dirt · Full utilities	1.3	Mar 16, 2024	$16,900	13,499	14,554	2.7 mi	64
ID-470501 Paved · Full utilities	1.2	Mar 8, 2025	$17,300	14,160	10,708	8.4 mi	61

Show adjustment detail for the top comp

Tract size (4.89 ac → 3.42 ac)+1.4%
Access (Gravel → Dirt)-14.0%
Utilities (Off grid → Full utilities)+43.5%
Market time (8 mo)+2.8%

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