Comparable sales & offer analysis
Parcel MT-596834
Custer County, MT · 198 ac · Agricultural · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$325,700
Adjusted value
$385,395
Value range
$354,564–$416,227
Comp $/acre
$1,949/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -15.5% versus the adjusted value.
Offer position
Max allowable offer
$220,226
Offer $/acre
$1,113/ac
Projected profit
$115,619
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-257389 | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 1,889 | 74 |
| MT-347901 | 428.4 | Jul 27, 2026 | $625,200 | 1,459 | 1,907 | 73 |
| MT-386108 | 116.9 | Sep 24, 2025 | $303,100 | 2,593 | 2,021 | 67 |
| MT-877495 | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 2,032 | 64 |
| MT-148290 | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 1,991 | 63 |
| MT-978279 | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,921 | 62 |
| MT-935363 | 68.1 | Aug 3, 2025 | $166,600 | 2,445 | 2,031 | 57 |
| MT-335372 | 68.6 | Mar 13, 2025 | $149,800 | 2,184 | 1,801 | 57 |
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.