ID-550712
2410 County Road 105
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Shoshone County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Shoshone market data →Step 1 · Is this a deal?
5 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.
Access by easement; pull and read the recorded document.
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 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 $1,018 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-712566 Landlocked · Full utilities | 5.5 | Jul 27, 2026 | $16,500 | 3,020 | 3,803 | 1.3 mi | 70 |
| ID-811485 Paved · Full utilities | 2.5 | Sep 2, 2025 | $19,500 | 7,831 | 5,735 | 9.0 mi | 70 |
| ID-880984 Dirt · Power at road | 1.7 | Mar 28, 2025 | $7,100 | 4,086 | 5,058 | 11.3 mi | 69 |
| ID-693149 Dirt · Power at road | 8.3 | Jul 27, 2026 | $31,900 | 3,836 | 4,778 | 7.2 mi | 63 |
| ID-783072 Paved · Full utilities | 7.9 | Oct 21, 2025 | $75,300 | 9,562 | 7,315 | 11.2 mi | 58 |
| ID-243184 Dirt · Off grid | 8.5 | Jul 25, 2025 | $34,300 | 4,018 | 6,146 | 11.0 mi | 56 |
Show adjustment detail for the top comp
- Tract size (5.45 ac → 1.42 ac)+3.9%
- Access (Landlocked → Paved)+73.5%
- 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.