Comparable sales & offer analysis
Parcel ID-254497
Boundary County, ID · 22.09 ac · Mixed Use · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$257,200
Adjusted value
$201,064
Value range
$165,650–$236,478
Comp $/acre
$9,102/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +27.9% versus the adjusted value.
Offer position
Max allowable offer
$114,893
Offer $/acre
$5,201/ac
Projected profit
$60,319
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 | 7,746 | 74 |
| ID-474531 | 22.6 | Oct 23, 2025 | $184,500 | 8,147 | 8,525 | 74 |
| ID-385738 | 54.3 | Jul 1, 2026 | $233,300 | 4,298 | 7,475 | 68 |
| ID-465728 | 53.9 | Nov 4, 2025 | $382,400 | 7,096 | 11,774 | 67 |
| ID-843875 | 14.1 | Aug 30, 2024 | $101,300 | 7,193 | 10,179 | 67 |
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.