Comparable sales & offer analysis
Parcel ID-385738
Boundary County, ID · 54.28 ac · Agricultural · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$225,400
Adjusted value
$294,441
Value range
$232,051–$356,831
Comp $/acre
$5,424/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -23.4% versus the adjusted value.
Offer position
Max allowable offer
$168,252
Offer $/acre
$3,100/ac
Projected profit
$88,332
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-465728 | 53.9 | Nov 4, 2025 | $382,400 | 7,096 | 6,843 | 79 |
| ID-876450 | 90.9 | Dec 21, 2024 | $614,400 | 6,758 | 5,544 | 69 |
| ID-743728 | 12.7 | Jul 27, 2026 | $122,000 | 9,639 | 4,502 | 68 |
| ID-477525 | 198.1 | Jan 29, 2026 | $728,300 | 3,677 | 4,262 | 66 |
| ID-474531 | 22.6 | Oct 23, 2025 | $184,500 | 8,147 | 4,955 | 64 |
| ID-254497 | 22.1 | Sep 8, 2025 | $264,700 | 11,981 | 7,276 | 62 |
| ID-857574 | 205.3 | Sep 27, 2025 | $590,300 | 2,876 | 3,874 | 59 |
| ID-843875 | 14.1 | Aug 30, 2024 | $101,300 | 7,193 | 5,916 | 54 |
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.