Comparable sales & offer analysis
Parcel ID-325239
Boise County, ID · 37.82 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$188,000
Adjusted value
$206,004
Value range
$148,323–$263,685
Comp $/acre
$5,447/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -8.7% versus the adjusted value.
Offer position
Max allowable offer
$117,716
Offer $/acre
$3,113/ac
Projected profit
$61,801
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-265566 | 47.9 | Sep 1, 2025 | $328,500 | 6,856 | 6,352 | 77 |
| ID-644691 | 25.4 | Jul 27, 2026 | $83,600 | 3,288 | 3,070 | 76 |
| ID-385627 | 50.1 | Oct 14, 2023 | $192,600 | 3,845 | 6,708 | 74 |
| ID-965131 | 35.0 | Jul 26, 2025 | $114,700 | 3,280 | 3,480 | 72 |
| ID-906762 | 114.0 | Jun 22, 2026 | $539,000 | 4,729 | 6,088 | 69 |
| ID-944022 | 15.7 | May 9, 2026 | $103,300 | 6,597 | 7,388 | 68 |
| ID-836203 | 76.0 | Aug 21, 2025 | $404,300 | 5,318 | 6,581 | 67 |
| ID-366869 | 123.2 | Apr 3, 2026 | $529,200 | 4,296 | 6,620 | 65 |
| ID-354146 | 17.1 | Sep 3, 2025 | $83,700 | 4,886 | 3,853 | 62 |
| ID-346848 | 121.3 | Jul 19, 2024 | $607,000 | 5,004 | 4,174 | 54 |
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.