Comparable sales & offer analysis
Parcel ID-474531
Boundary County, ID · 22.64 ac · Unzoned · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$195,400
Adjusted value
$222,203
Value range
$175,824–$268,581
Comp $/acre
$9,815/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.1% versus the adjusted value.
Offer position
Max allowable offer
$126,973
Offer $/acre
$5,608/ac
Projected profit
$66,661
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-743728 | 12.7 | Jul 27, 2026 | $122,000 | 9,639 | 7,697 | 79 |
| ID-254497 | 22.1 | Sep 8, 2025 | $264,700 | 11,981 | 12,439 | 73 |
| ID-385738 | 54.3 | Jul 1, 2026 | $233,300 | 4,298 | 7,427 | 69 |
| ID-843875 | 14.1 | Aug 30, 2024 | $101,300 | 7,193 | 10,114 | 69 |
| ID-465728 | 53.9 | Nov 4, 2025 | $382,400 | 7,096 | 11,699 | 63 |
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.