Comparable sales & offer analysis
Parcel ID-657925
Custer County, ID · 265 ac · Residential · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$793,900
Adjusted value
$955,942
Value range
$738,058–$1,173,825
Comp $/acre
$3,612/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.0% versus the adjusted value.
Offer position
Max allowable offer
$546,252
Offer $/acre
$2,064/ac
Projected profit
$286,782
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-718675 | 455.7 | Jul 27, 2026 | $709,000 | 1,556 | 2,641 | 83 |
| ID-267087 | 144.2 | Jul 27, 2026 | $715,100 | 4,958 | 5,152 | 82 |
| ID-688089 | 298.1 | Jul 8, 2026 | $476,600 | 1,599 | 2,789 | 80 |
| ID-296842 | 120.8 | Jul 27, 2026 | $435,000 | 3,601 | 3,406 | 71 |
| ID-648727 | 473.2 | Mar 8, 2026 | $1,479,400 | 3,126 | 4,635 | 70 |
| ID-689085 | 613.3 | Dec 5, 2023 | $1,613,400 | 2,631 | 3,779 | 63 |
| ID-118492 | 399.1 | Oct 16, 2024 | $944,000 | 2,365 | 4,096 | 62 |
| ID-159531 | 847.2 | Nov 17, 2025 | $1,209,900 | 1,428 | 2,978 | 62 |
| ID-539455 | 801.8 | Mar 19, 2024 | $1,625,100 | 2,027 | 3,636 | 62 |
| ID-576680 | 107.4 | Nov 25, 2024 | $264,900 | 2,466 | 2,954 | 61 |
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.