Comparable sales & offer analysis
Parcel MT-865372
Cascade County, MT · 68.58 ac · Mixed Use · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$266,400
Adjusted value
$299,427
Value range
$247,007–$351,846
Comp $/acre
$4,366/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -11.0% versus the adjusted value.
Offer position
Max allowable offer
$171,101
Offer $/acre
$2,495/ac
Projected profit
$89,828
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-215163 | 59.0 | Jul 27, 2026 | $359,600 | 6,100 | 5,056 | 86 |
| MT-724017 | 25.7 | Jul 27, 2026 | $161,000 | 6,264 | 5,275 | 73 |
| MT-606768 | 188.6 | Jun 13, 2026 | $627,700 | 3,329 | 3,698 | 70 |
| MT-665716 | 88.0 | Jan 19, 2025 | $243,400 | 2,766 | 3,001 | 68 |
| MT-503649 | 19.7 | Jul 20, 2025 | $72,400 | 3,678 | 5,385 | 66 |
| MT-944399 | 33.9 | Nov 6, 2025 | $168,800 | 4,980 | 4,513 | 66 |
| MT-993678 | 20.1 | Jul 27, 2026 | $106,000 | 5,273 | 4,091 | 65 |
| MT-536511 | 156.5 | Mar 11, 2025 | $430,900 | 2,753 | 4,246 | 61 |
| MT-146399 | 144.3 | Apr 6, 2024 | $345,100 | 2,391 | 3,741 | 59 |
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.