Comparable sales & offer analysis
Parcel MT-257389
Custer County, MT · 296 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$398,900
Adjusted value
$431,710
Value range
$397,173–$466,246
Comp $/acre
$1,460/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -7.6% versus the adjusted value.
Offer position
Max allowable offer
$246,691
Offer $/acre
$834/ac
Projected profit
$129,513
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-347901 | 428.4 | Jul 27, 2026 | $625,200 | 1,459 | 1,446 | 82 |
| MT-596834 | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 1,292 | 72 |
| MT-877495 | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 1,540 | 72 |
| MT-148290 | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 1,509 | 68 |
| MT-978279 | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 1,456 | 67 |
| MT-386108 | 116.9 | Sep 24, 2025 | $303,100 | 2,593 | 1,532 | 63 |
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.