ID-297061
6395 County Road 96
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.
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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,408 ft of deeded road frontage.
Power at or near the road.
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 $200,476 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-877626 Dirt · Power at road | 213.1 | Aug 18, 2025 | $401,800 | 1,885 | 3,114 | 3.5 mi | 73 |
| ID-558452 Dirt · Off grid | 387.7 | Jul 27, 2026 | $510,800 | 1,318 | 2,930 | 11.0 mi | 72 |
| ID-598401 Dirt · Full utilities | 373.7 | Feb 9, 2026 | $1,058,300 | 2,832 | 4,424 | 3.3 mi | 70 |
| ID-275804 Dirt · Power at road | 56.9 | Dec 24, 2025 | $139,200 | 2,445 | 2,866 | 8.9 mi | 64 |
| ID-619664 Gravel · Off grid | 932.9 | Aug 6, 2024 | $1,070,800 | 1,148 | 3,105 | 10.0 mi | 52 |
| ID-944279 Dirt · Off grid | 18.9 | Sep 25, 2024 | $48,600 | 2,576 | 3,105 | 9.3 mi | 50 |
Show adjustment detail for the top comp
- Tract size (213.14 ac → 141.55 ac)+11.8%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (12 mo)+4.2%
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.