Comparable sales & offer analysis
Parcel ID-209705
Valley County, ID · 961 ac · Unzoned · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,828,400
Adjusted value
$2,292,466
Value range
$1,881,198–$2,703,735
Comp $/acre
$2,385/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -20.2% versus the adjusted value.
Offer position
Max allowable offer
$1,309,981
Offer $/acre
$1,363/ac
Projected profit
$687,740
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-789334 | 734.5 | Dec 22, 2025 | $1,384,700 | 1,885 | 2,212 | 80 |
| ID-689927 | 1128.7 | Apr 14, 2025 | $1,737,000 | 1,539 | 1,718 | 72 |
| ID-739242 | 687.2 | May 18, 2025 | $1,603,600 | 2,334 | 3,195 | 72 |
| ID-668941 | 552.5 | Jun 28, 2026 | $1,913,700 | 3,463 | 2,627 | 71 |
| ID-178787 | 494.2 | Jul 21, 2024 | $1,321,300 | 2,674 | 2,382 | 67 |
| ID-228045 | 288.7 | Jul 27, 2026 | $948,500 | 3,285 | 2,409 | 64 |
| ID-118071 | 294.2 | Mar 18, 2025 | $688,300 | 2,339 | 2,151 | 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.