Comparable sales & offer analysis
Parcel MT-782509
Cascade County, MT · 8.62 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$18,600
Adjusted value
$30,265
Value range
$26,008–$34,522
Comp $/acre
$3,511/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -38.5% versus the adjusted value.
Offer position
Max allowable offer
$17,294
Offer $/acre
$2,006/ac
Projected profit
$9,080
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-171814 | 5.2 | Jul 27, 2026 | $30,700 | 5,899 | 2,719 | 78 |
| MT-852245 | 7.1 | Sep 16, 2025 | $41,800 | 5,866 | 3,313 | 78 |
| MT-993678 | 20.1 | Jul 27, 2026 | $106,000 | 5,273 | 3,164 | 73 |
| MT-802245 | 7.1 | Nov 21, 2024 | $32,700 | 4,598 | 3,851 | 73 |
| MT-503649 | 19.7 | Jul 20, 2025 | $72,400 | 3,678 | 4,166 | 71 |
| MT-724017 | 25.7 | Jul 27, 2026 | $161,000 | 6,264 | 4,080 | 67 |
| MT-620786 | 2.5 | Jan 15, 2025 | $12,300 | 4,961 | 3,403 | 60 |
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.