Comparable sales & offer analysis
Parcel MT-809878
Cascade County, MT · 1,794 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,570,800
Adjusted value
$1,939,756
Value range
$1,681,948–$2,197,563
Comp $/acre
$1,081/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -19.0% versus the adjusted value.
Offer position
Max allowable offer
$1,108,432
Offer $/acre
$618/ac
Projected profit
$581,927
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 |
|---|---|---|---|---|---|---|
| MT-239828 | 1730.4 | Jul 27, 2026 | $3,889,600 | 2,248 | 1,234 | 86 |
| MT-799931 | 1864.4 | Jul 1, 2026 | $3,350,700 | 1,797 | 1,250 | 80 |
| MT-748290 | 567.9 | Jul 27, 2026 | $1,261,400 | 2,221 | 905 | 74 |
| MT-729002 | 951.2 | Feb 2, 2026 | $2,204,700 | 2,318 | 957 | 65 |
| MT-147497 | 319.7 | Feb 7, 2026 | $751,700 | 2,351 | 957 | 62 |
| MT-727316 | 280.4 | Apr 21, 2025 | $949,900 | 3,387 | 1,123 | 50 |
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.