Valley County, ID · Sold

ID-668941

9430 County Road 265

$1,919,500

$3,474/ac · 553 ac

Offer report Market this tract

Acreage553 ac

Price per acre$3,474/ac

ZoningRecreational

Road accessPaved

UtilitiesPower at road

TopographyRolling

ListedJul 23, 2025

Coordinates44.9276, -115.5901

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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

2 items to verify before you offer.

Risk index

Low risk

Wetlands3.3% of tract

Little to no mapped wetland coverage.

Average slope10.1%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power99 ft away

Power at or near the road.

Buildable area507.60 of 552.55 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,692,611

$1,373,721 – $2,011,501 · $3,063/ac on 553 ac

Asking vs estimate

+13.4%

Priced above the comp set

Weighted from 8 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 $1,919,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$967,207

$1,750/ac · +30.0% target margin

You need $952,293 off asking to hit this margin.

All-in cost$1,049,420

Net resale$1,557,203

Projected profit$507,783

ROI+48.4%

Annualized+69.2%

Break-even resale$2,064/ac

Profit if resale lands off target

-20%

$196,342

-10%

$352,063

$507,783

+10%

$663,503

+20%

$819,223

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-228045 Paved · Off grid	288.7	Jul 27, 2026	$948,500	3,285	3,194	3.6 mi	79
ID-789334 Gravel · Off grid	734.5	Dec 22, 2025	$1,384,700	1,885	2,932	9.6 mi	73
ID-209705 Dirt · Full utilities	961.0	Jul 27, 2026	$1,749,800	1,821	2,433	12.2 mi	73
ID-739242 Dirt · Off grid	687.2	May 18, 2025	$1,603,600	2,334	4,236	7.2 mi	72
ID-689927 Dirt · Full utilities	1128.7	Apr 14, 2025	$1,737,000	1,539	2,278	4.3 mi	70
ID-178787 Dirt · Full utilities	494.2	Jul 21, 2024	$1,321,300	2,674	3,160	15.4 mi	70
ID-118071 Gravel · Off grid	294.2	Mar 18, 2025	$688,300	2,339	2,852	9.2 mi	64
ID-837508 Paved · Off grid	195.7	Sep 12, 2024	$721,700	3,688	3,462	10.1 mi	58

Show adjustment detail for the top comp

Tract size (288.72 ac → 552.55 ac)-17.6%
Utilities (Off grid → Power at road)+17.6%

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