Custer County, ID · Sold

ID-859388

7609 County Road 34

$2,150,100

$2,815/ac · 764 ac

Offer report Market this tract

Acreage764 ac

Price per acre$2,815/ac

ZoningMixed Use

Road accessPaved

UtilitiesPower at road

TopographySloped

ListedMay 5, 2024

Coordinates44.3992, -114.2776

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Custer County, Idaho. Panhandle and Magic Valley acreage; out-of-state cash buyers set the pace.

View Custer market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands1.4% of tract

Little to no mapped wetland coverage.

Average slope18.0%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

4,412 ft of deeded road frontage.

Power147 ft away

Power at or near the road.

Buildable area602.52 of 763.84 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,853,762

$1,486,393 – $2,221,130 · $2,427/ac on 764 ac

Asking vs estimate

+16.0%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $2,150,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,059,292

$1,387/ac · +30.0% target margin

You need $1,090,808 off asking to hit this margin.

All-in cost$1,149,332

Net resale$1,705,461

Projected profit$556,129

ROI+48.4%

Annualized+69.2%

Break-even resale$1,636/ac

Profit if resale lands off target

-20%

$215,037

-10%

$385,583

$556,129

+10%

$726,675

+20%

$897,221

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-849678 Dirt · Power at road	942.4	Jul 27, 2026	$1,546,700	1,641	2,408	2.9 mi	85
ID-718675 Gravel · Off grid	455.7	Jul 27, 2026	$709,000	1,556	1,850	3.8 mi	78
ID-648727 Gravel · Power at road	473.2	Mar 8, 2026	$1,479,400	3,126	3,247	11.6 mi	77
ID-159531 Dirt · Power at road	847.2	Nov 17, 2025	$1,209,900	1,428	2,086	12.3 mi	76
ID-688089 Dirt · Off grid	298.1	Jul 8, 2026	$476,600	1,599	1,954	8.1 mi	74
ID-689085 Gravel · Full utilities	613.3	Dec 5, 2023	$1,613,400	2,631	2,648	0.5 mi	71
ID-539455 Dirt · Full utilities	801.8	Mar 19, 2024	$1,625,100	2,027	2,548	8.2 mi	70
ID-509102 Paved · Full utilities	620.9	Nov 12, 2024	$2,470,100	3,978	3,286	11.4 mi	70
ID-657925 Gravel · Full utilities	264.7	Jul 27, 2026	$775,600	2,930	2,069	6.3 mi	70
ID-209740 Gravel · Power at road	985.7	Feb 20, 2025	$1,610,300	1,634	2,216	12.3 mi	69

Show adjustment detail for the top comp

Tract size (942.41 ac → 763.84 ac)+6.7%
Access (Dirt → Paved)+37.2%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV