Comparable sales & offer analysis
Parcel MT-102164
Custer County, MT · 6.71 ac · Agricultural · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$24,200
Adjusted value
$22,442
Value range
$17,677–$27,207
Comp $/acre
$3,345/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +7.8% versus the adjusted value.
Offer position
Max allowable offer
$12,824
Offer $/acre
$1,911/ac
Projected profit
$6,733
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-602755 | 10.3 | Jan 3, 2026 | $66,100 | 6,421 | 4,076 | 68 |
| MT-740502 | 2.0 | Jan 15, 2026 | $7,400 | 3,675 | 3,623 | 65 |
| MT-483050 | 12.8 | Aug 17, 2024 | $18,000 | 1,407 | 2,036 | 59 |
| MT-935363 | 68.1 | Aug 3, 2025 | $166,600 | 2,445 | 3,642 | 53 |
| MT-335372 | 68.6 | Mar 13, 2025 | $149,800 | 2,184 | 3,229 | 49 |
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.