Comparable sales & offer analysis
Parcel ID-509102
Custer County, ID · 621 ac · Recreational · Paved · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$2,472,600
Adjusted value
$1,961,499
Value range
$1,575,976–$2,347,022
Comp $/acre
$3,159/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +26.1% versus the adjusted value.
Offer position
Max allowable offer
$1,120,857
Offer $/acre
$1,805/ac
Projected profit
$588,450
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-648727 | 473.2 | Mar 8, 2026 | $1,479,400 | 3,126 | 4,221 | 80 |
| ID-849678 | 942.4 | Jul 27, 2026 | $1,546,700 | 1,641 | 3,131 | 78 |
| ID-718675 | 455.7 | Jul 27, 2026 | $709,000 | 1,556 | 2,405 | 75 |
| ID-688089 | 298.1 | Jul 8, 2026 | $476,600 | 1,599 | 2,540 | 74 |
| ID-657925 | 264.7 | Jul 27, 2026 | $775,600 | 2,930 | 2,689 | 70 |
| ID-689085 | 613.3 | Dec 5, 2023 | $1,613,400 | 2,631 | 3,443 | 70 |
| ID-159531 | 847.2 | Nov 17, 2025 | $1,209,900 | 1,428 | 2,712 | 70 |
| ID-539455 | 801.8 | Mar 19, 2024 | $1,625,100 | 2,027 | 3,312 | 70 |
| ID-209740 | 985.7 | Feb 20, 2025 | $1,610,300 | 1,634 | 2,881 | 70 |
| ID-859388 | 763.8 | Sep 14, 2024 | $2,287,700 | 2,995 | 4,208 | 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.