Comparable sales & offer analysis
Parcel ID-385627
Boise County, ID · 50.09 ac · Mixed Use · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$209,800
Adjusted value
$170,217
Value range
$123,365–$217,069
Comp $/acre
$3,398/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.3% versus the adjusted value.
Offer position
Max allowable offer
$97,267
Offer $/acre
$1,942/ac
Projected profit
$51,065
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-325239 | 37.8 | May 17, 2026 | $176,500 | 4,668 | 3,058 | 85 |
| ID-265566 | 47.9 | Sep 1, 2025 | $328,500 | 6,856 | 4,095 | 81 |
| ID-644691 | 25.4 | Jul 27, 2026 | $83,600 | 3,288 | 1,980 | 71 |
| ID-836203 | 76.0 | Aug 21, 2025 | $404,300 | 5,318 | 4,243 | 71 |
| ID-965131 | 35.0 | Jul 26, 2025 | $114,700 | 3,280 | 2,244 | 70 |
| ID-366869 | 123.2 | Apr 3, 2026 | $529,200 | 4,296 | 4,268 | 69 |
| ID-906762 | 114.0 | Jun 22, 2026 | $539,000 | 4,729 | 3,926 | 68 |
| ID-944022 | 15.7 | May 9, 2026 | $103,300 | 6,597 | 4,764 | 67 |
| ID-354146 | 17.1 | Sep 3, 2025 | $83,700 | 4,886 | 2,484 | 60 |
| ID-346848 | 121.3 | Jul 19, 2024 | $607,000 | 5,004 | 2,691 | 55 |
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.