Comparable sales & offer analysis
Parcel MT-799931
Cascade County, MT · 1,864 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$3,803,300
Adjusted value
$2,684,157
Value range
$2,255,466–$3,112,847
Comp $/acre
$1,440/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +41.7% versus the adjusted value.
Offer position
Max allowable offer
$1,533,804
Offer $/acre
$823/ac
Projected profit
$805,247
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 | 1,793 | 79 |
| MT-809878 | 1794.2 | Aug 20, 2025 | $1,311,600 | 731 | 1,112 | 74 |
| MT-729002 | 951.2 | Feb 2, 2026 | $2,204,700 | 2,318 | 1,390 | 72 |
| MT-748290 | 567.9 | Jul 27, 2026 | $1,261,400 | 2,221 | 1,316 | 65 |
| MT-727316 | 280.4 | Apr 21, 2025 | $949,900 | 3,387 | 1,632 | 55 |
| MT-147497 | 319.7 | Feb 7, 2026 | $751,700 | 2,351 | 1,390 | 54 |
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.