Comparable sales & offer analysis
Parcel ID-965131
Boise County, ID · 34.97 ac · Recreational · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$132,900
Adjusted value
$186,206
Value range
$136,671–$235,741
Comp $/acre
$5,325/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -28.6% versus the adjusted value.
Offer position
Max allowable offer
$106,403
Offer $/acre
$3,043/ac
Projected profit
$55,862
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 | 3,021 | 81 |
| ID-325239 | 37.8 | May 17, 2026 | $176,500 | 4,668 | 4,667 | 79 |
| ID-944022 | 15.7 | May 9, 2026 | $103,300 | 6,597 | 7,270 | 74 |
| ID-906762 | 114.0 | Jun 22, 2026 | $539,000 | 4,729 | 5,991 | 71 |
| ID-265566 | 47.9 | Sep 1, 2025 | $328,500 | 6,856 | 6,251 | 70 |
| ID-836203 | 76.0 | Aug 21, 2025 | $404,300 | 5,318 | 6,477 | 68 |
| ID-346848 | 121.3 | Jul 19, 2024 | $607,000 | 5,004 | 4,109 | 66 |
| ID-354146 | 17.1 | Sep 3, 2025 | $83,700 | 4,886 | 3,792 | 64 |
| ID-385627 | 50.1 | Oct 14, 2023 | $192,600 | 3,845 | 6,605 | 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.