ID-688089
6012 County Road 77
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
2,156 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $189,643 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-657925 Gravel · Full utilities | 264.7 | Jul 27, 2026 | $775,600 | 2,930 | 1,700 | 8.3 mi | 82 |
| ID-648727 Gravel · Power at road | 473.2 | Mar 8, 2026 | $1,479,400 | 3,126 | 2,669 | 4.0 mi | 80 |
| ID-718675 Gravel · Off grid | 455.7 | Jul 27, 2026 | $709,000 | 1,556 | 1,520 | 9.6 mi | 78 |
| ID-296842 Dirt · Full utilities | 120.8 | Jul 27, 2026 | $435,000 | 3,601 | 1,961 | 8.2 mi | 77 |
| ID-267087 Gravel · Power at road | 144.2 | Jul 27, 2026 | $715,100 | 4,958 | 2,966 | 7.1 mi | 73 |
| ID-118492 Dirt · Power at road | 399.1 | Oct 16, 2024 | $944,000 | 2,365 | 2,359 | 12.7 mi | 72 |
| ID-849678 Dirt · Power at road | 942.4 | Jul 27, 2026 | $1,546,700 | 1,641 | 1,979 | 10.0 mi | 69 |
| ID-159531 Dirt · Power at road | 847.2 | Nov 17, 2025 | $1,209,900 | 1,428 | 1,715 | 10.3 mi | 64 |
| ID-509102 Paved · Full utilities | 620.9 | Nov 12, 2024 | $2,470,100 | 3,978 | 2,701 | 4.1 mi | 63 |
| ID-546674 Dirt · Off grid | 106.9 | May 30, 2025 | $256,800 | 2,402 | 1,908 | 11.4 mi | 63 |
Show adjustment detail for the top comp
- Tract size (264.68 ac → 298.07 ac)-3.4%
- Access (Gravel → Dirt)-14.0%
- Utilities (Full utilities → Off grid)-30.3%
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.