ID-827103
6391 County Road 12
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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?
4 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.
2,527 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $290,752 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-967762 Gravel · Off grid | 235.2 | Sep 27, 2025 | $1,105,100 | 4,699 | 6,557 | 1.6 mi | 75 |
| ID-787644 Paved · Off grid | 215.9 | Jul 3, 2025 | $1,707,500 | 7,908 | 9,216 | 5.4 mi | 75 |
| ID-787801 Dirt · Off grid | 241.9 | Apr 1, 2024 | $988,800 | 4,087 | 7,089 | 7.7 mi | 69 |
| ID-495506 Paved · Off grid | 45.9 | Feb 12, 2025 | $495,500 | 10,798 | 8,773 | 6.0 mi | 63 |
| ID-808258 Gravel · Full utilities | 336.9 | Aug 24, 2024 | $1,913,200 | 5,679 | 6,397 | 4.8 mi | 61 |
| ID-236119 Dirt · Power at road | 71.5 | Aug 31, 2024 | $345,800 | 4,834 | 5,118 | 7.5 mi | 61 |
Show adjustment detail for the top comp
- Tract size (235.2 ac → 145.92 ac)+14.0%
- Access (Gravel → Paved)+18.0%
- Market time (11 mo)+3.7%
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.