Comparable sales & offer analysis
Parcel ID-249424
Clearwater County, ID · 784 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,267,600
Adjusted value
$1,546,055
Value range
$1,217,215–$1,874,895
Comp $/acre
$1,972/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -18.0% versus the adjusted value.
Offer position
Max allowable offer
$883,460
Offer $/acre
$1,127/ac
Projected profit
$463,816
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-788960 | 560.2 | Aug 20, 2024 | $1,456,300 | 2,599 | 2,554 | 73 |
| ID-168705 | 465.7 | Jan 23, 2026 | $1,081,600 | 2,322 | 1,652 | 70 |
| ID-757828 | 246.7 | May 30, 2026 | $412,800 | 1,673 | 1,398 | 68 |
| ID-457994 | 278.3 | Jul 11, 2025 | $1,017,200 | 3,656 | 2,030 | 62 |
| ID-697400 | 180.9 | Nov 12, 2024 | $798,700 | 4,414 | 2,228 | 60 |
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.