Comparable sales & offer analysis
Parcel MT-171814
Cascade County, MT · 5.21 ac · Unzoned · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$32,800
Adjusted value
$39,485
Value range
$31,832–$47,138
Comp $/acre
$7,579/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -16.9% versus the adjusted value.
Offer position
Max allowable offer
$22,563
Offer $/acre
$4,331/ac
Projected profit
$11,846
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-852245 | 7.1 | Sep 16, 2025 | $41,800 | 5,866 | 7,242 | 81 |
| MT-782509 | 8.6 | Jul 27, 2026 | $17,600 | 2,043 | 4,477 | 77 |
| MT-760064 | 1.5 | Jul 27, 2026 | $9,300 | 6,303 | 8,795 | 72 |
| MT-802245 | 7.1 | Nov 21, 2024 | $32,700 | 4,598 | 8,416 | 67 |
| MT-724017 | 25.7 | Jul 27, 2026 | $161,000 | 6,264 | 8,919 | 66 |
| MT-620786 | 2.5 | Jan 15, 2025 | $12,300 | 4,961 | 7,438 | 65 |
| MT-993678 | 20.1 | Jul 27, 2026 | $106,000 | 5,273 | 6,917 | 64 |
| MT-503649 | 19.7 | Jul 20, 2025 | $72,400 | 3,678 | 9,106 | 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.