ID-802415
457 County Road 354
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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?
4 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.
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 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 $5,806 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 | 3,854 | 4.0 mi | 72 |
| ID-443697 Gravel · Full utilities | 12.4 | Jul 12, 2026 | $107,600 | 8,702 | 5,182 | 4.2 mi | 72 |
| ID-683837 Landlocked · Power at road | 13.7 | Jul 27, 2026 | $63,400 | 4,629 | 4,986 | 13.3 mi | 71 |
| ID-872174 Dirt · Off grid | 4.1 | Mar 29, 2025 | $14,000 | 3,417 | 3,339 | 9.8 mi | 70 |
| ID-493145 Dirt · Off grid | 8.3 | Jul 25, 2024 | $25,700 | 3,102 | 3,230 | 12.3 mi | 65 |
| ID-903445 Dirt · Power at road | 10.3 | Sep 26, 2024 | $43,300 | 4,200 | 3,754 | 6.4 mi | 63 |
Show adjustment detail for the top comp
- Tract size (7.39 ac → 4.89 ac)+2.2%
- Access (Paved → Landlocked)-42.4%
- Utilities (Full utilities → Power at road)-18.0%
- 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.