Custer County, ID · Sold

ID-648727

4167 County Road 180

$1,568,800

$3,315/ac · 473 ac

Offer report Market this tract

Acreage473 ac

Price per acre$3,315/ac

ZoningMixed Use

Road accessGravel

UtilitiesPower at road

TopographyWooded

ListedApr 7, 2025

Coordinates44.2680, -114.1312

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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

3 items to verify before you offer.

Risk index

Low risk

Wetlands13.9% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope6.8%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

5,422 ft of deeded road frontage.

Power88 ft away

Power at or near the road.

Buildable area387.05 of 473.20 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,176,460

$895,671 – $1,457,249 · $2,486/ac on 473 ac

Asking vs estimate

+33.3%

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 $1,568,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$672,263

$1,421/ac · +30.0% target margin

You need $896,537 off asking to hit this margin.

All-in cost$729,405

Net resale$1,082,343

Projected profit$352,938

ROI+48.4%

Annualized+69.2%

Break-even resale$1,675/ac

Profit if resale lands off target

-20%

$136,469

-10%

$244,704

$352,938

+10%

$461,172

+20%

$569,407

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ID-718675 Gravel · Off grid	455.7	Jul 27, 2026	$709,000	1,556	1,814	13.6 mi	83
ID-688089 Dirt · Off grid	298.1	Jul 8, 2026	$476,600	1,599	1,916	4.0 mi	83
ID-657925 Gravel · Full utilities	264.7	Jul 27, 2026	$775,600	2,930	2,028	12.3 mi	75
ID-509102 Paved · Full utilities	620.9	Nov 12, 2024	$2,470,100	3,978	3,222	0.6 mi	73
ID-118492 Dirt · Power at road	399.1	Oct 16, 2024	$944,000	2,365	2,814	13.9 mi	73
ID-209740 Gravel · Power at road	985.7	Feb 20, 2025	$1,610,300	1,634	2,173	1.5 mi	72
ID-849678 Dirt · Power at road	942.4	Jul 27, 2026	$1,546,700	1,641	2,361	13.8 mi	72
ID-267087 Gravel · Power at road	144.2	Jul 27, 2026	$715,100	4,958	3,539	10.6 mi	70
ID-859388 Paved · Power at road	763.8	Sep 14, 2024	$2,287,700	2,995	3,174	11.6 mi	68
ID-159531 Dirt · Power at road	847.2	Nov 17, 2025	$1,209,900	1,428	2,046	13.4 mi	67

Show adjustment detail for the top comp

Tract size (455.71 ac → 473.2 ac)-1.1%
Utilities (Off grid → Power at road)+17.6%

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