Comparable sales & offer analysis
Parcel MT-148290
Custer County, MT · 568 ac · Agricultural · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,003,100
Adjusted value
$886,691
Value range
$809,362–$964,020
Comp $/acre
$1,561/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +13.1% versus the adjusted value.
Offer position
Max allowable offer
$506,680
Offer $/acre
$892/ac
Projected profit
$266,007
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-978279 | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,636 | 81 |
| MT-347901 | 428.4 | Jul 27, 2026 | $625,200 | 1,459 | 1,624 | 81 |
| MT-257389 | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 1,609 | 72 |
| MT-739648 | 1518.8 | Jan 1, 2026 | $790,200 | 520 | 1,256 | 71 |
| MT-199233 | 1124.5 | Aug 7, 2025 | $1,206,400 | 1,073 | 1,630 | 68 |
| MT-189406 | 1274.6 | Feb 1, 2026 | $1,718,400 | 1,348 | 1,455 | 67 |
| MT-596834 | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 1,452 | 65 |
| MT-499571 | 1436.4 | May 1, 2025 | $1,689,100 | 1,176 | 1,652 | 65 |
| MT-877495 | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 1,731 | 64 |
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.