Valley County, ID · Sold

ID-789334

805 County Road 75

$1,350,900

$1,839/ac · 735 ac

Offer report Market this tract

Acreage735 ac

Price per acre$1,839/ac

ZoningUnzoned

Road accessGravel

UtilitiesOff grid

TopographyRolling

ListedMar 22, 2025

Coordinates44.7893, -115.5843

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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

Valley County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.

View Valley market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands3.3% of tract

Little to no mapped wetland coverage.

Average slope9.7%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,189 ft of deeded road frontage.

Power6,928 ft away

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

Buildable area674.79 of 734.54 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,502,838

$1,200,657 – $1,805,020 · $2,046/ac on 735 ac

Asking vs estimate

-10.1%

Priced below the comp set

Weighted from 7 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 $1,350,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$858,765

$1,169/ac · +30.0% target margin

You need $492,135 off asking to hit this margin.

All-in cost$931,760

Net resale$1,382,611

Projected profit$450,851

ROI+48.4%

Annualized+69.2%

Break-even resale$1,379/ac

Profit if resale lands off target

-20%

$174,329

-10%

$312,590

$450,851

+10%

$589,112

+20%

$727,373

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-209705 Dirt · Full utilities	961.0	Jul 27, 2026	$1,749,800	1,821	1,606	4.5 mi	86
ID-668941 Paved · Power at road	552.5	Jun 28, 2026	$1,913,700	3,463	2,300	9.6 mi	78
ID-739242 Dirt · Off grid	687.2	May 18, 2025	$1,603,600	2,334	2,797	7.5 mi	76
ID-228045 Paved · Off grid	288.7	Jul 27, 2026	$948,500	3,285	2,109	9.2 mi	71
ID-118071 Gravel · Off grid	294.2	Mar 18, 2025	$688,300	2,339	1,883	12.6 mi	68
ID-689927 Dirt · Full utilities	1128.7	Apr 14, 2025	$1,737,000	1,539	1,504	13.5 mi	65
ID-178787 Dirt · Full utilities	494.2	Jul 21, 2024	$1,321,300	2,674	2,086	9.5 mi	64

Show adjustment detail for the top comp

Tract size (961.03 ac → 734.54 ac)+8.7%
Access (Dirt → Gravel)+16.3%
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.

Build the listing kit Post a deal or JV