Comparable sales & offer analysis
Parcel ID-954387
Oneida County, ID · 20.40 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$162,500
Adjusted value
$193,746
Value range
$162,601–$224,891
Comp $/acre
$9,497/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -16.1% versus the adjusted value.
Offer position
Max allowable offer
$110,712
Offer $/acre
$5,427/ac
Projected profit
$58,124
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-404441 | 21.2 | Jul 27, 2026 | $237,000 | 11,174 | 11,187 | 88 |
| ID-324813 | 27.8 | Feb 1, 2026 | $222,200 | 8,002 | 7,305 | 80 |
| ID-974241 | 18.4 | Jun 26, 2025 | $124,600 | 6,791 | 7,059 | 77 |
| ID-684995 | 31.7 | Jul 27, 2026 | $336,000 | 10,604 | 9,236 | 76 |
| ID-435012 | 32.1 | Aug 13, 2024 | $280,600 | 8,747 | 10,191 | 75 |
| ID-495506 | 45.9 | Feb 12, 2025 | $495,500 | 10,798 | 11,150 | 69 |
| ID-872798 | 6.5 | Nov 23, 2025 | $85,700 | 13,280 | 10,544 | 68 |
| ID-913157 | 8.4 | Sep 5, 2025 | $70,900 | 8,474 | 9,438 | 66 |
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.