ID-712566
118 County Road 398
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $6,063 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-113766 Paved · Full utilities | 13.0 | Jul 27, 2026 | $90,700 | 6,973 | 4,284 | 3.4 mi | 80 |
| ID-693149 Dirt · Power at road | 8.3 | Jul 27, 2026 | $31,900 | 3,836 | 3,802 | 6.1 mi | 78 |
| ID-783072 Paved · Full utilities | 7.9 | Oct 21, 2025 | $75,300 | 9,562 | 5,821 | 11.3 mi | 72 |
| ID-243184 Dirt · Off grid | 8.5 | Jul 25, 2025 | $34,300 | 4,018 | 4,891 | 11.0 mi | 71 |
| ID-811485 Paved · Full utilities | 2.5 | Sep 2, 2025 | $19,500 | 7,831 | 4,564 | 7.8 mi | 66 |
| ID-880984 Dirt · Power at road | 1.7 | Mar 28, 2025 | $7,100 | 4,086 | 4,025 | 11.4 mi | 61 |
| ID-944279 Dirt · Off grid | 18.9 | Sep 25, 2024 | $48,600 | 2,576 | 3,497 | 10.5 mi | 54 |
Show adjustment detail for the top comp
- Tract size (13.01 ac → 5.45 ac)+6.4%
- Access (Paved → Landlocked)-42.4%
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.