Comparable sales & offer analysis
Parcel MT-499571
Custer County, MT · 1,436 ac · Residential · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,621,000
Adjusted value
$1,656,421
Value range
$1,487,617–$1,825,226
Comp $/acre
$1,153/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -2.1% versus the adjusted value.
Offer position
Max allowable offer
$946,526
Offer $/acre
$659/ac
Projected profit
$496,926
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-739648 | 1518.8 | Jan 1, 2026 | $790,200 | 520 | 943 | 83 |
| MT-189406 | 1274.6 | Feb 1, 2026 | $1,718,400 | 1,348 | 1,092 | 75 |
| MT-199233 | 1124.5 | Aug 7, 2025 | $1,206,400 | 1,073 | 1,223 | 73 |
| MT-978279 | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,228 | 67 |
| MT-148290 | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 1,273 | 65 |
| MT-347901 | 428.4 | Jul 27, 2026 | $625,200 | 1,459 | 1,219 | 65 |
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.