Comparable sales & offer analysis
Parcel ID-965131
Boise County, ID · 34.97 ac · Recreational · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$132,900
Adjusted value
$187,239
Value range
$137,464–$237,014
Comp $/acre
$5,354/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -29.0% versus the adjusted value.
Offer position
Max allowable offer
$106,994
Offer $/acre
$3,060/ac
Projected profit
$56,172
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-644691 | 25.4 | Jul 27, 2026 | $83,600 | 3,288 | 3,038 | 80 |
| ID-325239 | 37.8 | May 17, 2026 | $176,500 | 4,668 | 4,693 | 78 |
| ID-944022 | 15.7 | May 9, 2026 | $103,300 | 6,597 | 7,311 | 73 |
| ID-906762 | 114.0 | Jun 22, 2026 | $539,000 | 4,729 | 6,025 | 70 |
| ID-265566 | 47.9 | Sep 1, 2025 | $328,500 | 6,856 | 6,285 | 69 |
| ID-836203 | 76.0 | Aug 21, 2025 | $404,300 | 5,318 | 6,512 | 67 |
| ID-346848 | 121.3 | Jul 19, 2024 | $607,000 | 5,004 | 4,130 | 65 |
| ID-385627 | 50.1 | Oct 14, 2023 | $192,600 | 3,845 | 6,638 | 64 |
| ID-354146 | 17.1 | Sep 3, 2025 | $83,700 | 4,886 | 3,812 | 64 |
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.