Comparable sales & offer analysis
Parcel MT-189406
Custer County, MT · 1,275 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,650,700
Adjusted value
$1,906,187
Value range
$1,725,801–$2,086,572
Comp $/acre
$1,496/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -13.4% versus the adjusted value.
Offer position
Max allowable offer
$1,089,249
Offer $/acre
$855/ac
Projected profit
$571,856
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 | 1,544 | 84 |
| MT-739648 | 1518.8 | Jan 1, 2026 | $790,200 | 520 | 1,190 | 74 |
| MT-499571 | 1436.4 | May 1, 2025 | $1,689,100 | 1,176 | 1,565 | 70 |
| MT-347901 | 428.4 | Jul 27, 2026 | $625,200 | 1,459 | 1,539 | 69 |
| MT-978279 | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,550 | 67 |
| MT-148290 | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 1,607 | 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.