Comparable sales & offer analysis
Parcel MT-802245
Cascade County, MT · 7.12 ac · Agricultural · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$31,600
Adjusted value
$28,284
Value range
$22,315–$34,253
Comp $/acre
$3,973/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +11.7% versus the adjusted value.
Offer position
Max allowable offer
$16,162
Offer $/acre
$2,270/ac
Projected profit
$8,485
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-782509 | 8.6 | Jul 27, 2026 | $17,600 | 2,043 | 2,638 | 82 |
| MT-852245 | 7.1 | Sep 16, 2025 | $41,800 | 5,866 | 4,266 | 81 |
| MT-171814 | 5.2 | Jul 27, 2026 | $30,700 | 5,899 | 3,502 | 77 |
| MT-993678 | 20.1 | Jul 27, 2026 | $106,000 | 5,273 | 4,075 | 71 |
| MT-503649 | 19.7 | Jul 20, 2025 | $72,400 | 3,678 | 5,365 | 65 |
| MT-620786 | 2.5 | Jan 15, 2025 | $12,300 | 4,961 | 4,382 | 62 |
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.