Comparable sales & offer analysis
Parcel ID-648727
Custer County, ID · 473 ac · Mixed Use · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,568,800
Adjusted value
$1,176,470
Value range
$895,679–$1,457,262
Comp $/acre
$2,486/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +33.3% versus the adjusted value.
Offer position
Max allowable offer
$672,269
Offer $/acre
$1,421/ac
Projected profit
$352,941
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 | 1,814 | 83 |
| ID-688089 | 298.1 | Jul 8, 2026 | $476,600 | 1,599 | 1,916 | 83 |
| ID-657925 | 264.7 | Jul 27, 2026 | $775,600 | 2,930 | 2,028 | 75 |
| ID-509102 | 620.9 | Nov 12, 2024 | $2,470,100 | 3,978 | 3,222 | 73 |
| ID-118492 | 399.1 | Oct 16, 2024 | $944,000 | 2,365 | 2,815 | 73 |
| ID-209740 | 985.7 | Feb 20, 2025 | $1,610,300 | 1,634 | 2,173 | 72 |
| ID-849678 | 942.4 | Jul 27, 2026 | $1,546,700 | 1,641 | 2,361 | 72 |
| ID-267087 | 144.2 | Jul 27, 2026 | $715,100 | 4,958 | 3,539 | 70 |
| ID-859388 | 763.8 | Sep 14, 2024 | $2,287,700 | 2,995 | 3,174 | 68 |
| ID-159531 | 847.2 | Nov 17, 2025 | $1,209,900 | 1,428 | 2,046 | 67 |
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.