Comparable sales & offer analysis
Parcel ID-398265
Bonneville County, ID · 339 ac · Agricultural · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,348,400
Adjusted value
$1,294,615
Value range
$1,068,840–$1,520,390
Comp $/acre
$3,823/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +4.2% versus the adjusted value.
Offer position
Max allowable offer
$739,780
Offer $/acre
$2,185/ac
Projected profit
$388,385
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-598215 | 326.6 | Sep 2, 2024 | $692,200 | 2,120 | 2,652 | 81 |
| ID-518922 | 545.0 | Jul 27, 2026 | $1,264,000 | 2,319 | 3,170 | 81 |
| ID-447920 | 263.7 | May 28, 2026 | $1,042,200 | 3,952 | 4,387 | 80 |
| ID-657797 | 241.2 | Jul 17, 2026 | $997,500 | 4,135 | 3,782 | 79 |
| ID-769353 | 744.7 | Mar 31, 2026 | $2,582,900 | 3,468 | 4,493 | 72 |
| ID-796571 | 99.3 | Jul 27, 2026 | $748,000 | 7,537 | 4,603 | 69 |
| ID-608992 | 573.4 | Aug 10, 2025 | $1,107,600 | 1,932 | 3,243 | 67 |
| ID-789988 | 1179.7 | Aug 19, 2025 | $3,337,000 | 2,829 | 4,333 | 67 |
| ID-669487 | 820.6 | Jul 27, 2026 | $3,935,900 | 4,796 | 4,388 | 67 |
| ID-199878 | 1089.3 | Mar 31, 2025 | $1,753,800 | 1,610 | 3,342 | 58 |
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.