Comparable sales & offer analysis
Parcel ID-404441
Oneida County, ID · 21.21 ac · Residential · Dirt · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$265,400
Adjusted value
$186,331
Value range
$153,601–$219,062
Comp $/acre
$8,785/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +42.4% versus the adjusted value.
Offer position
Max allowable offer
$106,475
Offer $/acre
$5,020/ac
Projected profit
$55,899
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 | 9,246 | 83 |
| ID-324813 | 27.8 | Feb 1, 2026 | $222,200 | 8,002 | 7,313 | 80 |
| ID-954387 | 20.4 | Nov 7, 2024 | $147,200 | 7,217 | 7,805 | 78 |
| ID-974241 | 18.4 | Jun 26, 2025 | $124,600 | 6,791 | 7,068 | 72 |
| ID-435012 | 32.1 | Aug 13, 2024 | $280,600 | 8,747 | 10,205 | 70 |
| ID-913157 | 8.4 | Sep 5, 2025 | $70,900 | 8,474 | 9,450 | 70 |
| ID-872798 | 6.5 | Nov 23, 2025 | $85,700 | 13,280 | 10,557 | 65 |
| ID-495506 | 45.9 | Feb 12, 2025 | $495,500 | 10,798 | 11,165 | 64 |
| ID-236119 | 71.5 | Aug 31, 2024 | $345,800 | 4,834 | 6,513 | 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.