Comparable sales & offer analysis
Parcel ID-396695
Idaho County, ID · 109 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$218,100
Adjusted value
$217,617
Value range
$176,414–$258,820
Comp $/acre
$2,004/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +0.2% versus the adjusted value.
Offer position
Max allowable offer
$124,353
Offer $/acre
$1,145/ac
Projected profit
$65,285
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-996190 | 75.3 | Jul 20, 2026 | $270,700 | 3,595 | 2,301 | 76 |
| ID-786528 | 96.2 | Feb 20, 2025 | $373,200 | 3,879 | 2,312 | 75 |
| ID-306854 | 121.8 | Sep 12, 2025 | $294,400 | 2,417 | 1,737 | 75 |
| ID-857816 | 244.6 | May 18, 2026 | $728,800 | 2,980 | 2,518 | 71 |
| ID-315338 | 40.6 | Mar 27, 2026 | $143,200 | 3,524 | 2,453 | 67 |
| ID-457184 | 154.7 | Apr 9, 2024 | $337,900 | 2,183 | 1,516 | 66 |
| ID-455617 | 49.7 | Jul 10, 2024 | $135,400 | 2,722 | 1,688 | 61 |
| ID-875828 | 57.9 | Mar 25, 2025 | $255,900 | 4,416 | 1,623 | 60 |
| ID-448119 | 304.6 | Feb 11, 2025 | $538,100 | 1,766 | 1,694 | 58 |
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.