ID-469812
9866 County Road 38
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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?
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.
5,011 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 5 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 $1,703,165 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-349862 Gravel · Power at road | 1076.8 | Jun 17, 2026 | $2,976,800 | 2,764 | 2,823 | 7.6 mi | 83 |
| ID-659690 Dirt · Power at road | 950.6 | May 26, 2026 | $1,520,600 | 1,600 | 1,832 | 6.8 mi | 81 |
| ID-329774 Landlocked · Power at road | 1010.3 | Oct 21, 2025 | $2,157,700 | 2,136 | 3,231 | 5.7 mi | 79 |
| ID-139375 Paved · Full utilities | 756.7 | Oct 9, 2024 | $4,387,300 | 5,798 | 3,947 | 4.5 mi | 76 |
| ID-758731 Dirt · Off grid | 474.6 | Jul 27, 2026 | $1,033,200 | 2,177 | 2,355 | 8.8 mi | 73 |
Show adjustment detail for the top comp
- Tract size (1076.79 ac → 1038.48 ac)+1.1%
- Access (Gravel → Paved)+18.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (2 mo)+0.7%
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.