Comparable sales & offer analysis
Parcel MT-335372
Custer County, MT · 68.58 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$162,600
Adjusted value
$162,216
Value range
$135,470–$188,961
Comp $/acre
$2,365/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +0.2% versus the adjusted value.
Offer position
Max allowable offer
$92,695
Offer $/acre
$1,352/ac
Projected profit
$48,665
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 | 2,624 | 78 |
| MT-386108 | 116.9 | Sep 24, 2025 | $303,100 | 2,593 | 2,612 | 71 |
| MT-257389 | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 2,440 | 61 |
| MT-596834 | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 2,202 | 58 |
| MT-877495 | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 2,626 | 52 |
| MT-483050 | 12.8 | Aug 17, 2024 | $18,000 | 1,407 | 1,467 | 51 |
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.