Comparable sales & offer analysis
Parcel ID-479308
Boundary County, ID · 721 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,438,200
Adjusted value
$1,368,260
Value range
$1,135,634–$1,600,886
Comp $/acre
$1,898/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +5.1% versus the adjusted value.
Offer position
Max allowable offer
$781,863
Offer $/acre
$1,085/ac
Projected profit
$410,478
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-629490 | 822.4 | Nov 13, 2025 | $2,454,200 | 2,984 | 2,192 | 84 |
| ID-648373 | 366.2 | Mar 29, 2026 | $1,009,600 | 2,757 | 1,815 | 78 |
| ID-118547 | 415.4 | Jul 27, 2026 | $1,364,100 | 3,284 | 2,380 | 77 |
| ID-559591 | 884.9 | Oct 10, 2025 | $1,870,500 | 2,114 | 1,576 | 74 |
| ID-659668 | 935.6 | Jul 31, 2024 | $2,087,200 | 2,231 | 1,454 | 72 |
| ID-359853 | 1069.8 | Nov 24, 2025 | $2,501,600 | 2,338 | 1,907 | 72 |
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.