Comparable sales & offer analysis
Parcel ID-857574
Boundary County, ID · 205 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$698,600
Adjusted value
$768,622
Value range
$624,361–$912,883
Comp $/acre
$3,745/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -9.1% versus the adjusted value.
Offer position
Max allowable offer
$439,212
Offer $/acre
$2,140/ac
Projected profit
$230,587
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-477525 | 198.1 | Jan 29, 2026 | $728,300 | 3,677 | 3,299 | 80 |
| ID-648373 | 366.2 | Mar 29, 2026 | $1,009,600 | 2,757 | 3,328 | 77 |
| ID-118547 | 415.4 | Jul 27, 2026 | $1,364,100 | 3,284 | 4,364 | 73 |
| ID-479308 | 720.8 | Jul 27, 2026 | $1,218,200 | 1,690 | 3,123 | 71 |
| ID-465728 | 53.9 | Nov 4, 2025 | $382,400 | 7,096 | 5,297 | 70 |
| ID-385738 | 54.3 | Jul 1, 2026 | $233,300 | 4,298 | 3,363 | 65 |
| ID-559591 | 884.9 | Oct 10, 2025 | $1,870,500 | 2,114 | 2,889 | 63 |
| ID-629490 | 822.4 | Nov 13, 2025 | $2,454,200 | 2,984 | 4,019 | 62 |
| ID-876450 | 90.9 | Dec 21, 2024 | $614,400 | 6,758 | 4,291 | 61 |
| ID-359853 | 1069.8 | Nov 24, 2025 | $2,501,600 | 2,338 | 3,497 | 58 |
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.