Comparable sales & offer analysis
Parcel MT-171814
Cascade County, MT · 5.21 ac · Unzoned · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$32,800
Adjusted value
$39,268
Value range
$31,646–$46,889
Comp $/acre
$7,537/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -16.5% versus the adjusted value.
Offer position
Max allowable offer
$22,439
Offer $/acre
$4,307/ac
Projected profit
$11,780
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 | 7,203 | 81 |
| MT-782509 | 8.6 | Jul 27, 2026 | $17,600 | 2,043 | 4,452 | 78 |
| MT-760064 | 1.5 | Jul 27, 2026 | $9,300 | 6,303 | 8,746 | 73 |
| MT-802245 | 7.1 | Nov 21, 2024 | $32,700 | 4,598 | 8,373 | 68 |
| MT-724017 | 25.7 | Jul 27, 2026 | $161,000 | 6,264 | 8,870 | 67 |
| MT-993678 | 20.1 | Jul 27, 2026 | $106,000 | 5,273 | 6,879 | 65 |
| MT-620786 | 2.5 | Jan 15, 2025 | $12,300 | 4,961 | 7,399 | 65 |
| MT-503649 | 19.7 | Jul 20, 2025 | $72,400 | 3,678 | 9,058 | 56 |
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.