Comparable sales & offer analysis
Parcel ID-385627
Boise County, ID · 50.09 ac · Mixed Use · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$209,800
Adjusted value
$169,316
Value range
$122,699–$215,934
Comp $/acre
$3,380/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.9% versus the adjusted value.
Offer position
Max allowable offer
$96,752
Offer $/acre
$1,932/ac
Projected profit
$50,795
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 | 3,041 | 86 |
| ID-265566 | 47.9 | Sep 1, 2025 | $328,500 | 6,856 | 4,073 | 82 |
| ID-644691 | 25.4 | Jul 27, 2026 | $83,600 | 3,288 | 1,969 | 73 |
| ID-836203 | 76.0 | Aug 21, 2025 | $404,300 | 5,318 | 4,221 | 72 |
| ID-965131 | 35.0 | Jul 26, 2025 | $114,700 | 3,280 | 2,232 | 71 |
| ID-366869 | 123.2 | Apr 3, 2026 | $529,200 | 4,296 | 4,245 | 70 |
| ID-906762 | 114.0 | Jun 22, 2026 | $539,000 | 4,729 | 3,904 | 70 |
| ID-944022 | 15.7 | May 9, 2026 | $103,300 | 6,597 | 4,738 | 68 |
| ID-354146 | 17.1 | Sep 3, 2025 | $83,700 | 4,886 | 2,471 | 60 |
| ID-346848 | 121.3 | Jul 19, 2024 | $607,000 | 5,004 | 2,677 | 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.