Comparable sales & offer analysis
Parcel ID-859388
Custer County, ID · 764 ac · Mixed Use · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$2,150,100
Adjusted value
$1,853,795
Value range
$1,486,421–$2,221,168
Comp $/acre
$2,427/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.0% versus the adjusted value.
Offer position
Max allowable offer
$1,059,311
Offer $/acre
$1,387/ac
Projected profit
$556,138
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 | 2,408 | 85 |
| ID-718675 | 455.7 | Jul 27, 2026 | $709,000 | 1,556 | 1,850 | 78 |
| ID-648727 | 473.2 | Mar 8, 2026 | $1,479,400 | 3,126 | 3,247 | 77 |
| ID-159531 | 847.2 | Nov 17, 2025 | $1,209,900 | 1,428 | 2,086 | 76 |
| ID-688089 | 298.1 | Jul 8, 2026 | $476,600 | 1,599 | 1,954 | 74 |
| ID-689085 | 613.3 | Dec 5, 2023 | $1,613,400 | 2,631 | 2,648 | 71 |
| ID-539455 | 801.8 | Mar 19, 2024 | $1,625,100 | 2,027 | 2,548 | 70 |
| ID-509102 | 620.9 | Nov 12, 2024 | $2,470,100 | 3,978 | 3,286 | 70 |
| ID-657925 | 264.7 | Jul 27, 2026 | $775,600 | 2,930 | 2,069 | 70 |
| ID-209740 | 985.7 | Feb 20, 2025 | $1,610,300 | 1,634 | 2,216 | 69 |
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.