Comparable sales & offer analysis
Parcel ID-118071
Valley County, ID · 294 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$808,800
Adjusted value
$836,482
Value range
$719,923–$953,040
Comp $/acre
$2,843/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -3.3% versus the adjusted value.
Offer position
Max allowable offer
$477,989
Offer $/acre
$1,625/ac
Projected profit
$250,944
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 | 2,791 | 86 |
| ID-668941 | 552.5 | Jun 28, 2026 | $1,913,700 | 3,463 | 3,043 | 71 |
| ID-789334 | 734.5 | Dec 22, 2025 | $1,384,700 | 1,885 | 2,562 | 71 |
| ID-209705 | 961.0 | Jul 27, 2026 | $1,749,800 | 1,821 | 2,126 | 69 |
| ID-726405 | 88.0 | Apr 6, 2026 | $380,000 | 4,318 | 2,711 | 68 |
| ID-837508 | 195.7 | Sep 12, 2024 | $721,700 | 3,688 | 3,024 | 65 |
| ID-739242 | 687.2 | May 18, 2025 | $1,603,600 | 2,334 | 3,701 | 65 |
| ID-178787 | 494.2 | Jul 21, 2024 | $1,321,300 | 2,674 | 2,760 | 60 |
| ID-236363 | 85.4 | Oct 14, 2025 | $340,500 | 3,989 | 2,948 | 58 |
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.