Comparable sales & offer analysis
Parcel ID-296842
Custer County, ID · 121 ac · Mixed Use · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$472,800
Adjusted value
$450,015
Value range
$350,420–$549,611
Comp $/acre
$3,726/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +5.1% versus the adjusted value.
Offer position
Max allowable offer
$257,152
Offer $/acre
$2,129/ac
Projected profit
$135,005
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-267087 | 144.2 | Jul 27, 2026 | $715,100 | 4,958 | 5,490 | 80 |
| ID-546674 | 106.9 | May 30, 2025 | $256,800 | 2,402 | 3,531 | 76 |
| ID-688089 | 298.1 | Jul 8, 2026 | $476,600 | 1,599 | 2,972 | 75 |
| ID-657925 | 264.7 | Jul 27, 2026 | $775,600 | 2,930 | 3,147 | 71 |
| ID-576680 | 107.4 | Nov 25, 2024 | $264,900 | 2,466 | 3,148 | 70 |
| ID-118492 | 399.1 | Oct 16, 2024 | $944,000 | 2,365 | 4,365 | 65 |
| ID-345659 | 51.3 | Dec 17, 2024 | $199,500 | 3,891 | 3,592 | 61 |
| ID-965198 | 36.7 | Oct 21, 2024 | $140,500 | 3,829 | 3,348 | 59 |
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.