ID-541172
2325 County Road 209
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Washington County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.
View Washington market data →Step 1 · Is this a deal?
5 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.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
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 $3,576 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-951017 Gravel · Off grid | 1.8 | Jun 6, 2026 | $12,900 | 7,270 | 4,973 | 10.0 mi | 86 |
| ID-630925 Dirt · Off grid | 1.7 | Jul 27, 2026 | $7,900 | 4,740 | 3,744 | 3.8 mi | 85 |
| ID-121469 Landlocked · Power at road | 2.5 | Dec 1, 2025 | $18,200 | 7,383 | 6,492 | 12.0 mi | 75 |
| ID-751560 Landlocked · Off grid | 2.6 | Jan 22, 2025 | $9,900 | 3,749 | 4,020 | 14.4 mi | 70 |
| ID-850449 Paved · Off grid | 1.2 | Feb 10, 2025 | $11,100 | 9,426 | 5,729 | 9.8 mi | 66 |
| ID-762885 Paved · Off grid | 6.9 | Jun 13, 2024 | $36,600 | 5,327 | 3,506 | 9.9 mi | 55 |
Show adjustment detail for the top comp
- Access (Gravel → Landlocked)-32.0%
- Market time (2 mo)+0.8%
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.