Comparable sales & offer analysis
Parcel MT-739648
Custer County, MT · 1,519 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$763,500
Adjusted value
$1,040,142
Value range
$956,930–$1,123,353
Comp $/acre
$685/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -26.6% versus the adjusted value.
Offer position
Max allowable offer
$594,367
Offer $/acre
$391/ac
Projected profit
$312,042
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-499571 | 1436.4 | May 1, 2025 | $1,689,100 | 1,176 | 702 | 79 |
| MT-189406 | 1274.6 | Feb 1, 2026 | $1,718,400 | 1,348 | 618 | 75 |
| MT-199233 | 1124.5 | Aug 7, 2025 | $1,206,400 | 1,073 | 693 | 74 |
| MT-148290 | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 721 | 66 |
| MT-978279 | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 695 | 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.