Comparable sales & offer analysis
Parcel ID-718675
Custer County, ID · 456 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$863,600
Adjusted value
$1,015,969
Value range
$800,460–$1,231,478
Comp $/acre
$2,229/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -15.0% versus the adjusted value.
Offer position
Max allowable offer
$580,554
Offer $/acre
$1,274/ac
Projected profit
$304,791
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-657925 | 264.7 | Jul 27, 2026 | $775,600 | 2,930 | 1,754 | 83 |
| ID-648727 | 473.2 | Mar 8, 2026 | $1,479,400 | 3,126 | 2,752 | 78 |
| ID-688089 | 298.1 | Jul 8, 2026 | $476,600 | 1,599 | 1,656 | 76 |
| ID-849678 | 942.4 | Jul 27, 2026 | $1,546,700 | 1,641 | 2,041 | 75 |
| ID-267087 | 144.2 | Jul 27, 2026 | $715,100 | 4,958 | 3,059 | 74 |
| ID-689085 | 613.3 | Dec 5, 2023 | $1,613,400 | 2,631 | 2,244 | 70 |
| ID-859388 | 763.8 | Sep 14, 2024 | $2,287,700 | 2,995 | 2,742 | 66 |
| ID-159531 | 847.2 | Nov 17, 2025 | $1,209,900 | 1,428 | 1,768 | 66 |
| ID-118492 | 399.1 | Oct 16, 2024 | $944,000 | 2,365 | 2,432 | 65 |
| ID-209740 | 985.7 | Feb 20, 2025 | $1,610,300 | 1,634 | 1,878 | 65 |
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.