Comparable sales & offer analysis
Parcel ID-495506
Oneida County, ID · 45.89 ac · Residential · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$477,400
Adjusted value
$401,660
Value range
$327,552–$475,768
Comp $/acre
$8,753/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +18.9% versus the adjusted value.
Offer position
Max allowable offer
$229,520
Offer $/acre
$5,002/ac
Projected profit
$120,498
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-684995 | 31.7 | Jul 27, 2026 | $336,000 | 10,604 | 9,561 | 75 |
| ID-435012 | 32.1 | Aug 13, 2024 | $280,600 | 8,747 | 10,549 | 74 |
| ID-404441 | 21.2 | Jul 27, 2026 | $237,000 | 11,174 | 11,581 | 73 |
| ID-324813 | 27.8 | Feb 1, 2026 | $222,200 | 8,002 | 7,561 | 71 |
| ID-954387 | 20.4 | Nov 7, 2024 | $147,200 | 7,217 | 8,068 | 68 |
| ID-236119 | 71.5 | Aug 31, 2024 | $345,800 | 4,834 | 6,732 | 67 |
| ID-974241 | 18.4 | Jun 26, 2025 | $124,600 | 6,791 | 7,307 | 63 |
| ID-827103 | 145.9 | Aug 12, 2024 | $824,400 | 5,650 | 8,059 | 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.