ID-944279
3924 County Road 45
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
570 ft of deeded road frontage.
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 $11,044 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-693149 Dirt · Power at road | 8.3 | Jul 27, 2026 | $31,900 | 3,836 | 3,024 | 4.5 mi | 81 |
| ID-113766 Paved · Full utilities | 13.0 | Jul 27, 2026 | $90,700 | 6,973 | 3,407 | 12.6 mi | 75 |
| ID-275804 Dirt · Power at road | 56.9 | Dec 24, 2025 | $139,200 | 2,445 | 2,567 | 2.0 mi | 74 |
| ID-243184 Dirt · Off grid | 8.5 | Jul 25, 2025 | $34,300 | 4,018 | 3,889 | 10.0 mi | 68 |
| ID-712566 Landlocked · Full utilities | 5.5 | Jul 27, 2026 | $16,500 | 3,020 | 2,406 | 10.5 mi | 65 |
| ID-783072 Paved · Full utilities | 7.9 | Oct 21, 2025 | $75,300 | 9,562 | 4,629 | 11.1 mi | 62 |
Show adjustment detail for the top comp
- Tract size (8.32 ac → 18.86 ac)-7.5%
- 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.