Comparable sales & offer analysis
Parcel ID-345616
Valley County, ID · 49.69 ac · Recreational · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$157,000
Adjusted value
$172,433
Value range
$149,745–$195,120
Comp $/acre
$3,470/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -8.9% versus the adjusted value.
Offer position
Max allowable offer
$98,533
Offer $/acre
$1,983/ac
Projected profit
$51,730
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-436300 | 81.6 | Jul 27, 2026 | $372,300 | 4,565 | 4,029 | 75 |
| ID-726405 | 88.0 | Apr 6, 2026 | $380,000 | 4,318 | 3,379 | 74 |
| ID-236363 | 85.4 | Oct 14, 2025 | $340,500 | 3,989 | 3,675 | 73 |
| ID-216188 | 75.2 | Jan 8, 2025 | $351,900 | 4,680 | 3,538 | 67 |
| ID-606310 | 82.2 | Oct 18, 2024 | $192,900 | 2,348 | 2,624 | 64 |
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.