Comparable sales & offer analysis
Parcel ID-188649
Elmore County, ID · 447 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$703,700
Adjusted value
$1,030,248
Value range
$830,512–$1,229,983
Comp $/acre
$2,304/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -31.7% versus the adjusted value.
Offer position
Max allowable offer
$588,713
Offer $/acre
$1,316/ac
Projected profit
$309,074
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-179082 | 612.0 | Jul 12, 2026 | $1,800,800 | 2,943 | 2,340 | 78 |
| ID-818546 | 415.1 | Aug 16, 2024 | $958,700 | 2,310 | 2,448 | 76 |
| ID-267508 | 195.7 | Jun 18, 2026 | $667,700 | 3,412 | 2,291 | 74 |
| ID-748526 | 409.1 | Nov 15, 2024 | $1,595,200 | 3,900 | 2,936 | 73 |
| ID-787921 | 263.9 | Feb 12, 2025 | $423,600 | 1,605 | 1,462 | 71 |
| ID-987857 | 252.0 | Jun 17, 2025 | $479,100 | 1,902 | 1,960 | 67 |
| ID-277692 | 223.6 | Dec 30, 2024 | $552,500 | 2,471 | 2,156 | 67 |
| ID-448110 | 302.6 | Mar 16, 2024 | $494,900 | 1,635 | 1,866 | 64 |
| ID-659808 | 1035.5 | Jun 7, 2025 | $1,953,400 | 1,886 | 2,624 | 61 |
| ID-887725 | 229.0 | Jun 10, 2024 | $772,200 | 3,372 | 2,992 | 61 |
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.