Comparable sales & offer analysis
Parcel ID-477525
Boundary County, ID · 198 ac · Agricultural · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$687,100
Adjusted value
$780,949
Value range
$655,151–$906,748
Comp $/acre
$3,942/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.0% versus the adjusted value.
Offer position
Max allowable offer
$446,257
Offer $/acre
$2,253/ac
Projected profit
$234,285
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-857574 | 205.3 | Sep 27, 2025 | $590,300 | 2,876 | 3,419 | 79 |
| ID-118547 | 415.4 | Jul 27, 2026 | $1,364,100 | 3,284 | 4,974 | 77 |
| ID-648373 | 366.2 | Mar 29, 2026 | $1,009,600 | 2,757 | 3,794 | 75 |
| ID-479308 | 720.8 | Jul 27, 2026 | $1,218,200 | 1,690 | 3,559 | 75 |
| ID-385738 | 54.3 | Jul 1, 2026 | $233,300 | 4,298 | 3,833 | 71 |
| ID-876450 | 90.9 | Dec 21, 2024 | $614,400 | 6,758 | 4,893 | 66 |
| ID-559591 | 884.9 | Oct 10, 2025 | $1,870,500 | 2,114 | 3,294 | 63 |
| ID-629490 | 822.4 | Nov 13, 2025 | $2,454,200 | 2,984 | 4,582 | 62 |
| ID-359853 | 1069.8 | Nov 24, 2025 | $2,501,600 | 2,338 | 3,986 | 62 |
| ID-659668 | 935.6 | Jul 31, 2024 | $2,087,200 | 2,231 | 3,039 | 61 |
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.