Comparable sales & offer analysis
Parcel ID-398173
Adams County, ID · 317 ac · Agricultural · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,124,000
Adjusted value
$1,065,698
Value range
$820,248–$1,311,148
Comp $/acre
$3,364/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +5.5% versus the adjusted value.
Offer position
Max allowable offer
$608,970
Offer $/acre
$1,922/ac
Projected profit
$319,709
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| ID-849075 | 608.9 | Jun 16, 2026 | $1,987,100 | 3,264 | 4,018 | 85 |
| ID-807734 | 230.5 | Jul 27, 2026 | $1,271,300 | 5,516 | 3,142 | 83 |
| ID-717719 | 228.0 | Aug 17, 2025 | $1,352,900 | 5,934 | 3,503 | 79 |
| ID-928827 | 508.8 | Oct 1, 2025 | $2,510,400 | 4,935 | 5,093 | 73 |
| ID-779391 | 765.5 | Jun 30, 2026 | $1,832,700 | 2,394 | 2,683 | 73 |
| ID-809516 | 838.1 | Jul 27, 2026 | $2,225,400 | 2,655 | 3,051 | 71 |
| ID-187609 | 210.5 | Jan 1, 2026 | $1,118,000 | 5,310 | 2,475 | 70 |
| ID-656616 | 102.5 | Jul 27, 2026 | $818,700 | 7,984 | 3,664 | 70 |
| ID-469513 | 836.2 | Jun 28, 2025 | $1,604,700 | 1,919 | 2,303 | 69 |
| ID-197259 | 163.4 | Jul 28, 2024 | $882,500 | 5,401 | 3,565 | 63 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.