ID-493145
2352 County Road 217
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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?
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.
216 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 $5,709 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-352985 Paved · Full utilities | 7.4 | Nov 4, 2024 | $54,900 | 7,425 | 4,021 | 10.9 mi | 74 |
| ID-443697 Gravel · Full utilities | 12.4 | Jul 12, 2026 | $107,600 | 8,702 | 5,407 | 14.3 mi | 74 |
| ID-683837 Landlocked · Power at road | 13.7 | Jul 27, 2026 | $63,400 | 4,629 | 5,203 | 14.8 mi | 72 |
| ID-802415 Landlocked · Power at road | 4.9 | Oct 20, 2025 | $15,200 | 3,116 | 3,364 | 12.3 mi | 71 |
| ID-903445 Dirt · Power at road | 10.3 | Sep 26, 2024 | $43,300 | 4,200 | 3,916 | 14.0 mi | 68 |
| ID-872174 Dirt · Off grid | 4.1 | Mar 29, 2025 | $14,000 | 3,417 | 3,484 | 16.6 mi | 63 |
Show adjustment detail for the top comp
- Tract size (7.39 ac → 8.3 ac)-0.8%
- Access (Paved → Dirt)-27.1%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (21 mo)+7.5%
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.