Oneida County, ID · Sold

ID-954387

1574 County Road 176

$162,500

$7,966/ac · 20.40 ac

Offer report Market this tract

Acreage20.40 ac

Price per acre$7,966/ac

ZoningResidential

Road accessGravel

UtilitiesOff grid

TopographyRolling

ListedSep 30, 2023

Coordinates42.2034, -112.6168

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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

Wetlands8.3% of tract

Little to no mapped wetland coverage.

Average slope9.4%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

710 ft of deeded road frontage.

Power5,598 ft away

A long utility run — price in solar/off-grid instead.

Buildable area17.77 of 20.40 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$192,707

$161,738 – $223,677 · $9,446/ac on 20.40 ac

Asking vs estimate

-15.7%

Priced below the comp set

Weighted from 8 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 $162,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$110,119

$5,398/ac · +30.0% target margin

You need $52,381 off asking to hit this margin.

All-in cost$119,479

Net resale$177,291

Projected profit$57,812

ROI+48.4%

Annualized+69.2%

Break-even resale$6,366/ac

Profit if resale lands off target

-20%

$22,354

-10%

$40,083

$57,812

+10%

$75,541

+20%

$93,270

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-404441 Dirt · Power at road	21.2	Jul 27, 2026	$237,000	11,174	11,125	6.2 mi	89
ID-324813 Gravel · Power at road	27.8	Feb 1, 2026	$222,200	8,002	7,265	2.1 mi	81
ID-974241 Gravel · Off grid	18.4	Jun 26, 2025	$124,600	6,791	7,022	9.3 mi	78
ID-684995 Dirt · Full utilities	31.7	Jul 27, 2026	$336,000	10,604	9,185	7.2 mi	77
ID-435012 Gravel · Off grid	32.1	Aug 13, 2024	$280,600	8,747	10,138	3.8 mi	76
ID-495506 Paved · Off grid	45.9	Feb 12, 2025	$495,500	10,798	11,092	5.3 mi	70
ID-872798 Gravel · Power at road	6.5	Nov 23, 2025	$85,700	13,280	10,487	1.6 mi	69
ID-913157 Dirt · Off grid	8.4	Sep 5, 2025	$70,900	8,474	9,387	5.1 mi	67

Show adjustment detail for the top comp

Tract size (21.21 ac → 20.4 ac)+0.5%
Access (Dirt → Gravel)+16.3%
Utilities (Power at road → Off grid)-15.0%

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