Comparable sales & offer analysis
Parcel ID-479308
Boundary County, ID · 721 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,438,200
Adjusted value
$1,361,420
Value range
$1,130,196–$1,592,644
Comp $/acre
$1,889/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +5.6% versus the adjusted value.
Offer position
Max allowable offer
$777,954
Offer $/acre
$1,079/ac
Projected profit
$408,426
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 | 2,180 | 85 |
| ID-648373 | 366.2 | Mar 29, 2026 | $1,009,600 | 2,757 | 1,805 | 80 |
| ID-118547 | 415.4 | Jul 27, 2026 | $1,364,100 | 3,284 | 2,367 | 78 |
| ID-559591 | 884.9 | Oct 10, 2025 | $1,870,500 | 2,114 | 1,567 | 75 |
| ID-359853 | 1069.8 | Nov 24, 2025 | $2,501,600 | 2,338 | 1,897 | 72 |
| ID-659668 | 935.6 | Jul 31, 2024 | $2,087,200 | 2,231 | 1,446 | 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.