Comparable sales & offer analysis
Parcel MT-189406
Custer County, MT · 1,275 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,650,700
Adjusted value
$1,916,574
Value range
$1,735,273–$2,097,875
Comp $/acre
$1,504/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -13.9% versus the adjusted value.
Offer position
Max allowable offer
$1,095,185
Offer $/acre
$859/ac
Projected profit
$574,972
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-199233 | 1124.5 | Aug 7, 2025 | $1,206,400 | 1,073 | 1,553 | 83 |
| MT-739648 | 1518.8 | Jan 1, 2026 | $790,200 | 520 | 1,197 | 73 |
| MT-499571 | 1436.4 | May 1, 2025 | $1,689,100 | 1,176 | 1,574 | 69 |
| MT-347901 | 428.4 | Jul 27, 2026 | $625,200 | 1,459 | 1,547 | 68 |
| MT-978279 | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,559 | 66 |
| MT-148290 | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 1,615 | 61 |
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.