Custer County, ID · Sold

ID-509102

2147 County Road 27

$2,472,600

$3,982/ac · 621 ac

Offer report Market this tract

Acreage621 ac

Price per acre$3,982/ac

ZoningRecreational

Road accessPaved

UtilitiesFull utilities

TopographyMixed

ListedMar 11, 2024

Coordinates44.2753, -114.1253

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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

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands9.1% of tract

Little to no mapped wetland coverage.

Average slope2.9%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

3,388 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area536.18 of 620.90 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,961,483

$1,575,962 – $2,347,003 · $3,159/ac on 621 ac

Asking vs estimate

+26.1%

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 $2,472,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,120,847

$1,805/ac · +30.0% target margin

You need $1,351,753 off asking to hit this margin.

All-in cost$1,216,119

Net resale$1,804,564

Projected profit$588,445

ROI+48.4%

Annualized+69.2%

Break-even resale$2,129/ac

Profit if resale lands off target

-20%

$227,532

-10%

$407,989

$588,445

+10%

$768,901

+20%

$949,358

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-648727 Gravel · Power at road	473.2	Mar 8, 2026	$1,479,400	3,126	4,221	0.6 mi	80
ID-849678 Dirt · Power at road	942.4	Jul 27, 2026	$1,546,700	1,641	3,131	13.7 mi	78
ID-718675 Gravel · Off grid	455.7	Jul 27, 2026	$709,000	1,556	2,405	13.5 mi	75
ID-688089 Dirt · Off grid	298.1	Jul 8, 2026	$476,600	1,599	2,540	4.1 mi	74
ID-657925 Gravel · Full utilities	264.7	Jul 27, 2026	$775,600	2,930	2,689	12.4 mi	70
ID-689085 Gravel · Full utilities	613.3	Dec 5, 2023	$1,613,400	2,631	3,443	11.3 mi	70
ID-159531 Dirt · Power at road	847.2	Nov 17, 2025	$1,209,900	1,428	2,712	13.8 mi	70
ID-539455 Dirt · Full utilities	801.8	Mar 19, 2024	$1,625,100	2,027	3,312	5.9 mi	70
ID-209740 Gravel · Power at road	985.7	Feb 20, 2025	$1,610,300	1,634	2,881	2.1 mi	70
ID-859388 Paved · Power at road	763.8	Sep 14, 2024	$2,287,700	2,995	4,207	11.4 mi	69

Show adjustment detail for the top comp

Tract size (473.2 ac → 620.9 ac)-7.9%
Access (Gravel → Paved)+18.0%
Utilities (Power at road → Full utilities)+22.0%
Market time (5 mo)+1.8%

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