Comparable sales & offer analysis
Parcel ID-648373
Boundary County, ID · 366 ac · Agricultural · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,212,000
Adjusted value
$1,047,638
Value range
$876,488–$1,218,788
Comp $/acre
$2,861/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +15.7% versus the adjusted value.
Offer position
Max allowable offer
$598,650
Offer $/acre
$1,635/ac
Projected profit
$314,291
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-479308 | 720.8 | Jul 27, 2026 | $1,218,200 | 1,690 | 2,643 | 81 |
| ID-118547 | 415.4 | Jul 27, 2026 | $1,364,100 | 3,284 | 3,694 | 81 |
| ID-857574 | 205.3 | Sep 27, 2025 | $590,300 | 2,876 | 2,538 | 74 |
| ID-629490 | 822.4 | Nov 13, 2025 | $2,454,200 | 2,984 | 3,402 | 74 |
| ID-477525 | 198.1 | Jan 29, 2026 | $728,300 | 3,677 | 2,792 | 72 |
| ID-559591 | 884.9 | Oct 10, 2025 | $1,870,500 | 2,114 | 2,445 | 66 |
| ID-659668 | 935.6 | Jul 31, 2024 | $2,087,200 | 2,231 | 2,256 | 65 |
| ID-359853 | 1069.8 | Nov 24, 2025 | $2,501,600 | 2,338 | 2,960 | 61 |
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.