Comparable sales & offer analysis
Parcel ID-718675
Custer County, ID · 456 ac · Residential · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$863,600
Adjusted value
$1,010,380
Value range
$795,770–$1,224,989
Comp $/acre
$2,217/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -14.5% versus the adjusted value.
Offer position
Max allowable offer
$577,360
Offer $/acre
$1,267/ac
Projected profit
$303,114
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 | 1,744 | 85 |
| ID-648727 | 473.2 | Mar 8, 2026 | $1,479,400 | 3,126 | 2,737 | 80 |
| ID-688089 | 298.1 | Jul 8, 2026 | $476,600 | 1,599 | 1,647 | 77 |
| ID-849678 | 942.4 | Jul 27, 2026 | $1,546,700 | 1,641 | 2,030 | 77 |
| ID-267087 | 144.2 | Jul 27, 2026 | $715,100 | 4,958 | 3,042 | 75 |
| ID-689085 | 613.3 | Dec 5, 2023 | $1,613,400 | 2,631 | 2,233 | 70 |
| ID-859388 | 763.8 | Sep 14, 2024 | $2,287,700 | 2,995 | 2,728 | 67 |
| ID-159531 | 847.2 | Nov 17, 2025 | $1,209,900 | 1,428 | 1,759 | 67 |
| ID-118492 | 399.1 | Oct 16, 2024 | $944,000 | 2,365 | 2,420 | 66 |
| ID-209740 | 985.7 | Feb 20, 2025 | $1,610,300 | 1,634 | 1,868 | 66 |
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.