Comparable sales & offer analysis
Parcel MT-799931
Cascade County, MT · 1,864 ac · Residential · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$3,803,300
Adjusted value
$2,669,910
Value range
$2,243,871–$3,095,949
Comp $/acre
$1,432/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +42.5% versus the adjusted value.
Offer position
Max allowable offer
$1,525,663
Offer $/acre
$818/ac
Projected profit
$800,973
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 | 1,783 | 80 |
| MT-809878 | 1794.2 | Aug 20, 2025 | $1,311,600 | 731 | 1,106 | 75 |
| MT-729002 | 951.2 | Feb 2, 2026 | $2,204,700 | 2,318 | 1,383 | 73 |
| MT-748290 | 567.9 | Jul 27, 2026 | $1,261,400 | 2,221 | 1,308 | 67 |
| MT-727316 | 280.4 | Apr 21, 2025 | $949,900 | 3,387 | 1,624 | 56 |
| MT-147497 | 319.7 | Feb 7, 2026 | $751,700 | 2,351 | 1,383 | 55 |
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.