Comparable sales & offer analysis
Parcel ID-688089
Custer County, ID · 298 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$554,800
Adjusted value
$642,683
Value range
$501,448–$783,918
Comp $/acre
$2,156/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -13.7% versus the adjusted value.
Offer position
Max allowable offer
$367,248
Offer $/acre
$1,232/ac
Projected profit
$192,805
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 | 1,710 | 81 |
| ID-648727 | 473.2 | Mar 8, 2026 | $1,479,400 | 3,126 | 2,684 | 79 |
| ID-718675 | 455.7 | Jul 27, 2026 | $709,000 | 1,556 | 1,529 | 76 |
| ID-296842 | 120.8 | Jul 27, 2026 | $435,000 | 3,601 | 1,972 | 76 |
| ID-267087 | 144.2 | Jul 27, 2026 | $715,100 | 4,958 | 2,983 | 71 |
| ID-118492 | 399.1 | Oct 16, 2024 | $944,000 | 2,365 | 2,371 | 71 |
| ID-849678 | 942.4 | Jul 27, 2026 | $1,546,700 | 1,641 | 1,990 | 68 |
| ID-159531 | 847.2 | Nov 17, 2025 | $1,209,900 | 1,428 | 1,724 | 63 |
| ID-509102 | 620.9 | Nov 12, 2024 | $2,470,100 | 3,978 | 2,715 | 63 |
| ID-546674 | 106.9 | May 30, 2025 | $256,800 | 2,402 | 1,918 | 62 |
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.