Comparable sales & offer analysis
Parcel ID-178787
Valley County, ID · 494 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,348,300
Adjusted value
$1,414,496
Value range
$1,144,716–$1,684,275
Comp $/acre
$2,862/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.7% versus the adjusted value.
Offer position
Max allowable offer
$808,283
Offer $/acre
$1,635/ac
Projected profit
$424,349
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-668941 | 552.5 | Jun 28, 2026 | $1,913,700 | 3,463 | 3,203 | 82 |
| ID-209705 | 961.0 | Jul 27, 2026 | $1,749,800 | 1,821 | 2,237 | 80 |
| ID-228045 | 288.7 | Jul 27, 2026 | $948,500 | 3,285 | 2,937 | 72 |
| ID-739242 | 687.2 | May 18, 2025 | $1,603,600 | 2,334 | 3,896 | 72 |
| ID-789334 | 734.5 | Dec 22, 2025 | $1,384,700 | 1,885 | 2,697 | 71 |
| ID-689927 | 1128.7 | Apr 14, 2025 | $1,737,000 | 1,539 | 2,095 | 66 |
| ID-118071 | 294.2 | Mar 18, 2025 | $688,300 | 2,339 | 2,623 | 63 |
| ID-837508 | 195.7 | Sep 12, 2024 | $721,700 | 3,688 | 3,184 | 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.