Comparable sales & offer analysis
Parcel ID-304536
Custer County, ID · 22.72 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$56,000
Adjusted value
$63,763
Value range
$49,156–$78,369
Comp $/acre
$2,806/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.2% versus the adjusted value.
Offer position
Max allowable offer
$36,436
Offer $/acre
$1,604/ac
Projected profit
$19,129
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-744139 | 17.1 | Jul 27, 2026 | $85,600 | 5,022 | 2,689 | 81 |
| ID-674907 | 29.7 | Jul 6, 2026 | $195,200 | 6,567 | 3,979 | 77 |
| ID-734684 | 25.3 | Feb 16, 2026 | $57,400 | 2,267 | 2,008 | 74 |
| ID-444275 | 18.8 | Dec 26, 2024 | $84,900 | 4,514 | 2,318 | 73 |
| ID-132927 | 7.1 | Jul 27, 2026 | $41,900 | 5,919 | 3,624 | 68 |
| ID-345659 | 51.3 | Dec 17, 2024 | $199,500 | 3,891 | 2,770 | 63 |
| ID-965198 | 36.7 | Oct 21, 2024 | $140,500 | 3,829 | 2,582 | 61 |
| ID-973027 | 7.6 | Jul 4, 2025 | $28,400 | 3,723 | 2,391 | 60 |
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.