ID-251780
3650 County Road 164
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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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
285 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $6,859 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ID-132927 Gravel · Off grid | 7.1 | Jul 27, 2026 | $41,900 | 5,919 | 7,238 | 9.6 mi | 73 |
| ID-580453 Gravel · Power at road | 1.2 | Feb 19, 2026 | $7,700 | 6,499 | 6,507 | 4.5 mi | 72 |
| ID-940580 Gravel · Off grid | 1.3 | Nov 30, 2025 | $4,500 | 3,496 | 4,160 | 10.9 mi | 70 |
| ID-490764 Paved · Off grid | 1.5 | Jun 22, 2026 | $9,800 | 6,649 | 6,564 | 13.9 mi | 68 |
| ID-320386 Gravel · Power at road | 1.1 | Apr 1, 2025 | $8,200 | 7,299 | 7,570 | 6.0 mi | 65 |
| ID-620086 Gravel · Off grid | 0.9 | Jan 20, 2026 | $2,700 | 3,033 | 3,574 | 9.2 mi | 64 |
| ID-973027 Gravel · Off grid | 7.6 | Jul 4, 2025 | $28,400 | 3,723 | 4,777 | 10.1 mi | 63 |
Show adjustment detail for the top comp
- Tract size (7.08 ac → 3.09 ac)+3.7%
- 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.