Comparable sales & offer analysis
Parcel MT-386108
Custer County, MT · 117 ac · Mixed Use · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$309,600
Adjusted value
$293,633
Value range
$270,142–$317,124
Comp $/acre
$2,512/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +5.4% versus the adjusted value.
Offer position
Max allowable offer
$167,790
Offer $/acre
$1,435/ac
Projected profit
$88,090
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-935363 | 68.1 | Aug 3, 2025 | $166,600 | 2,445 | 2,703 | 73 |
| MT-335372 | 68.6 | Mar 13, 2025 | $149,800 | 2,184 | 2,397 | 69 |
| MT-596834 | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 2,268 | 67 |
| MT-257389 | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 2,514 | 64 |
| MT-877495 | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 2,705 | 54 |
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.