Comparable sales & offer analysis
Parcel ID-712164
Boundary County, ID · 4.08 ac · Mixed Use · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$36,300
Adjusted value
$35,804
Value range
$30,663–$40,945
Comp $/acre
$8,776/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +1.4% versus the adjusted value.
Offer position
Max allowable offer
$20,459
Offer $/acre
$5,015/ac
Projected profit
$10,741
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-191303 | 2.2 | Jul 27, 2026 | $41,000 | 18,786 | 10,712 | 83 |
| ID-702302 | 4.5 | Jul 27, 2026 | $39,700 | 8,826 | 8,614 | 82 |
| ID-191694 | 2.9 | Sep 28, 2025 | $21,500 | 7,399 | 7,358 | 76 |
| ID-743728 | 12.7 | Jul 27, 2026 | $122,000 | 9,639 | 7,339 | 69 |
| ID-581359 | 2.3 | Jan 11, 2025 | $17,500 | 7,699 | 7,919 | 62 |
| ID-811420 | 2.4 | Jun 4, 2024 | $18,700 | 7,857 | 8,283 | 61 |
| ID-360807 | 1.5 | Dec 24, 2023 | $17,700 | 11,562 | 10,417 | 57 |
| ID-843875 | 14.1 | Aug 30, 2024 | $101,300 | 7,193 | 9,643 | 55 |
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.