ID-118071
7430 County Road 109
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
4,140 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 9 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 $333,531 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-228045 Paved · Off grid | 288.7 | Jul 27, 2026 | $948,500 | 3,285 | 2,775 | 5.6 mi | 87 |
| ID-668941 Paved · Power at road | 552.5 | Jun 28, 2026 | $1,913,700 | 3,463 | 3,026 | 9.2 mi | 73 |
| ID-789334 Gravel · Off grid | 734.5 | Dec 22, 2025 | $1,384,700 | 1,885 | 2,548 | 12.6 mi | 72 |
| ID-209705 Dirt · Full utilities | 961.0 | Jul 27, 2026 | $1,749,800 | 1,821 | 2,114 | 11.8 mi | 70 |
| ID-726405 Gravel · Power at road | 88.0 | Apr 6, 2026 | $380,000 | 4,318 | 2,696 | 4.9 mi | 69 |
| ID-837508 Paved · Off grid | 195.7 | Sep 12, 2024 | $721,700 | 3,688 | 3,009 | 9.8 mi | 66 |
| ID-739242 Dirt · Off grid | 687.2 | May 18, 2025 | $1,603,600 | 2,334 | 3,681 | 5.1 mi | 66 |
| ID-178787 Dirt · Full utilities | 494.2 | Jul 21, 2024 | $1,321,300 | 2,674 | 2,746 | 11.7 mi | 61 |
| ID-236363 Dirt · Power at road | 85.4 | Oct 14, 2025 | $340,500 | 3,989 | 2,932 | 9.9 mi | 59 |
Show adjustment detail for the top comp
- Tract size (288.72 ac → 294.21 ac)-0.5%
- Access (Paved → Gravel)-15.3%
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.