Comparable sales & offer analysis
Parcel MT-536511
Cascade County, MT · 157 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$456,500
Adjusted value
$439,363
Value range
$368,169–$510,557
Comp $/acre
$2,807/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +3.9% versus the adjusted value.
Offer position
Max allowable offer
$251,065
Offer $/acre
$1,604/ac
Projected profit
$131,809
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-606768 | 188.6 | Jun 13, 2026 | $627,700 | 3,329 | 2,541 | 80 |
| MT-146399 | 144.3 | Apr 6, 2024 | $345,100 | 2,391 | 2,572 | 75 |
| MT-215163 | 59.0 | Jul 27, 2026 | $359,600 | 6,100 | 3,475 | 69 |
| MT-865372 | 68.6 | Apr 21, 2026 | $272,800 | 3,978 | 2,786 | 69 |
| MT-665716 | 88.0 | Jan 19, 2025 | $243,400 | 2,766 | 2,063 | 67 |
| MT-147497 | 319.7 | Feb 7, 2026 | $751,700 | 2,351 | 2,904 | 66 |
| MT-727316 | 280.4 | Apr 21, 2025 | $949,900 | 3,387 | 3,409 | 63 |
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.