Comparable sales & offer analysis
Parcel ID-209740
Custer County, ID · 986 ac · Residential · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,861,600
Adjusted value
$2,018,489
Value range
$1,616,230–$2,420,749
Comp $/acre
$2,048/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -7.8% versus the adjusted value.
Offer position
Max allowable offer
$1,153,422
Offer $/acre
$1,170/ac
Projected profit
$605,547
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| ID-849678 | 942.4 | Jul 27, 2026 | $1,546,700 | 1,641 | 1,897 | 81 |
| ID-648727 | 473.2 | Mar 8, 2026 | $1,479,400 | 3,126 | 2,557 | 77 |
| ID-718675 | 455.7 | Jul 27, 2026 | $709,000 | 1,556 | 1,457 | 74 |
| ID-159531 | 847.2 | Nov 17, 2025 | $1,209,900 | 1,428 | 1,643 | 74 |
| ID-539455 | 801.8 | Mar 19, 2024 | $1,625,100 | 2,027 | 2,006 | 73 |
| ID-688089 | 298.1 | Jul 8, 2026 | $476,600 | 1,599 | 1,539 | 68 |
| ID-509102 | 620.9 | Nov 12, 2024 | $2,470,100 | 3,978 | 2,587 | 68 |
| ID-859388 | 763.8 | Sep 14, 2024 | $2,287,700 | 2,995 | 2,548 | 67 |
| ID-689085 | 613.3 | Dec 5, 2023 | $1,613,400 | 2,631 | 2,085 | 63 |
| ID-118492 | 399.1 | Oct 16, 2024 | $944,000 | 2,365 | 2,260 | 58 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.