Comparable sales & offer analysis
Parcel MT-978279
Custer County, MT · 563 ac · Mixed Use · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,195,300
Adjusted value
$1,048,744
Value range
$955,112–$1,142,376
Comp $/acre
$1,861/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +14.0% versus the adjusted value.
Offer position
Max allowable offer
$599,282
Offer $/acre
$1,064/ac
Projected profit
$314,623
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-148290 | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 2,010 | 75 |
| MT-347901 | 428.4 | Jul 27, 2026 | $625,200 | 1,459 | 1,926 | 74 |
| MT-199233 | 1124.5 | Aug 7, 2025 | $1,206,400 | 1,073 | 1,932 | 67 |
| MT-189406 | 1274.6 | Feb 1, 2026 | $1,718,400 | 1,348 | 1,725 | 66 |
| MT-257389 | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 1,908 | 66 |
| MT-739648 | 1518.8 | Jan 1, 2026 | $790,200 | 520 | 1,490 | 63 |
| MT-499571 | 1436.4 | May 1, 2025 | $1,689,100 | 1,176 | 1,958 | 61 |
| MT-596834 | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 1,721 | 59 |
| MT-877495 | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 2,052 | 58 |
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.