Comparable sales & offer analysis
Parcel ID-118547
Boundary County, ID · 415 ac · Recreational · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,329,500
Adjusted value
$1,016,314
Value range
$898,369–$1,134,259
Comp $/acre
$2,447/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +30.8% versus the adjusted value.
Offer position
Max allowable offer
$580,751
Offer $/acre
$1,398/ac
Projected profit
$304,894
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-648373 | 366.2 | Mar 29, 2026 | $1,009,600 | 2,757 | 2,524 | 78 |
| ID-479308 | 720.8 | Jul 27, 2026 | $1,218,200 | 1,690 | 2,368 | 77 |
| ID-559591 | 884.9 | Oct 10, 2025 | $1,870,500 | 2,114 | 2,191 | 74 |
| ID-359853 | 1069.8 | Nov 24, 2025 | $2,501,600 | 2,338 | 2,652 | 73 |
| ID-477525 | 198.1 | Jan 29, 2026 | $728,300 | 3,677 | 2,502 | 71 |
| ID-857574 | 205.3 | Sep 27, 2025 | $590,300 | 2,876 | 2,274 | 67 |
| ID-629490 | 822.4 | Nov 13, 2025 | $2,454,200 | 2,984 | 3,048 | 64 |
| ID-659668 | 935.6 | Jul 31, 2024 | $2,087,200 | 2,231 | 2,021 | 63 |
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.