Comparable sales & offer analysis
Parcel MT-347901
Custer County, MT · 428 ac · Unzoned · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$698,500
Adjusted value
$620,619
Value range
$570,969–$670,268
Comp $/acre
$1,449/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +12.5% versus the adjusted value.
Offer position
Max allowable offer
$354,639
Offer $/acre
$828/ac
Projected profit
$186,186
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 | 1,449 | 77 |
| MT-148290 | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 1,527 | 71 |
| MT-978279 | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,473 | 71 |
| MT-877495 | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 1,559 | 69 |
| MT-596834 | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 1,307 | 66 |
| MT-189406 | 1274.6 | Feb 1, 2026 | $1,718,400 | 1,348 | 1,310 | 65 |
| MT-199233 | 1124.5 | Aug 7, 2025 | $1,206,400 | 1,073 | 1,468 | 60 |
| MT-499571 | 1436.4 | May 1, 2025 | $1,689,100 | 1,176 | 1,488 | 55 |
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.