Comparable sales & offer analysis
Parcel ID-168705
Clearwater County, ID · 466 ac · Agricultural · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,171,800
Adjusted value
$1,385,556
Value range
$1,106,681–$1,664,431
Comp $/acre
$2,975/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -15.4% versus the adjusted value.
Offer position
Max allowable offer
$791,746
Offer $/acre
$1,700/ac
Projected profit
$415,667
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-757828 | 246.7 | May 30, 2026 | $412,800 | 1,673 | 2,011 | 81 |
| ID-788960 | 560.2 | Aug 20, 2024 | $1,456,300 | 2,599 | 3,676 | 72 |
| ID-457994 | 278.3 | Jul 11, 2025 | $1,017,200 | 3,656 | 2,921 | 69 |
| ID-917019 | 137.3 | Jul 27, 2026 | $564,900 | 4,114 | 3,596 | 66 |
| ID-249424 | 784.0 | Mar 27, 2025 | $1,342,400 | 1,712 | 2,621 | 66 |
| ID-697400 | 180.9 | Nov 12, 2024 | $798,700 | 4,414 | 3,206 | 57 |
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.