Comparable sales & offer analysis
Parcel ID-447920
Bonneville County, ID · 264 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$969,500
Adjusted value
$893,467
Value range
$743,159–$1,043,775
Comp $/acre
$3,388/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.5% versus the adjusted value.
Offer position
Max allowable offer
$510,553
Offer $/acre
$1,936/ac
Projected profit
$268,040
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-657797 | 241.2 | Jul 17, 2026 | $997,500 | 4,135 | 3,457 | 85 |
| ID-398265 | 338.6 | Jul 27, 2026 | $1,146,100 | 3,385 | 3,118 | 81 |
| ID-518922 | 545.0 | Jul 27, 2026 | $1,264,000 | 2,319 | 2,898 | 75 |
| ID-796571 | 99.3 | Jul 27, 2026 | $748,000 | 7,537 | 4,207 | 71 |
| ID-769353 | 744.7 | Mar 31, 2026 | $2,582,900 | 3,468 | 4,107 | 70 |
| ID-598215 | 326.6 | Sep 2, 2024 | $692,200 | 2,120 | 2,424 | 69 |
| ID-608992 | 573.4 | Aug 10, 2025 | $1,107,600 | 1,932 | 2,965 | 67 |
| ID-669487 | 820.6 | Jul 27, 2026 | $3,935,900 | 4,796 | 4,011 | 67 |
| ID-926431 | 89.7 | Dec 13, 2025 | $478,400 | 5,335 | 3,353 | 62 |
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.