Comparable sales & offer analysis
Parcel ID-118071
Valley County, ID · 294 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$808,800
Adjusted value
$831,729
Value range
$715,726–$947,731
Comp $/acre
$2,827/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -2.8% versus the adjusted value.
Offer position
Max allowable offer
$475,274
Offer $/acre
$1,615/ac
Projected profit
$249,519
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-228045 | 288.7 | Jul 27, 2026 | $948,500 | 3,285 | 2,775 | 87 |
| ID-668941 | 552.5 | Jun 28, 2026 | $1,913,700 | 3,463 | 3,026 | 73 |
| ID-789334 | 734.5 | Dec 22, 2025 | $1,384,700 | 1,885 | 2,548 | 72 |
| ID-209705 | 961.0 | Jul 27, 2026 | $1,749,800 | 1,821 | 2,114 | 70 |
| ID-726405 | 88.0 | Apr 6, 2026 | $380,000 | 4,318 | 2,696 | 69 |
| ID-837508 | 195.7 | Sep 12, 2024 | $721,700 | 3,688 | 3,009 | 66 |
| ID-739242 | 687.2 | May 18, 2025 | $1,603,600 | 2,334 | 3,681 | 66 |
| ID-178787 | 494.2 | Jul 21, 2024 | $1,321,300 | 2,674 | 2,746 | 61 |
| ID-236363 | 85.4 | Oct 14, 2025 | $340,500 | 3,989 | 2,932 | 59 |
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.