Comparable sales & offer analysis
Parcel MT-199233
Custer County, MT · 1,124 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,321,400
Adjusted value
$1,198,510
Value range
$1,079,141–$1,317,880
Comp $/acre
$1,066/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +10.3% versus the adjusted value.
Offer position
Max allowable offer
$684,863
Offer $/acre
$609/ac
Projected profit
$359,553
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-189406 | 1274.6 | Feb 1, 2026 | $1,718,400 | 1,348 | 1,004 | 86 |
| MT-739648 | 1518.8 | Jan 1, 2026 | $790,200 | 520 | 867 | 75 |
| MT-499571 | 1436.4 | May 1, 2025 | $1,689,100 | 1,176 | 1,140 | 71 |
| MT-978279 | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,129 | 70 |
| MT-347901 | 428.4 | Jul 27, 2026 | $625,200 | 1,459 | 1,121 | 66 |
| MT-148290 | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 1,170 | 66 |
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.