Comparable sales & offer analysis
Parcel MT-483050
Custer County, MT · 12.76 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$21,900
Adjusted value
$33,961
Value range
$30,453–$37,468
Comp $/acre
$2,662/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -35.5% versus the adjusted value.
Offer position
Max allowable offer
$19,406
Offer $/acre
$1,521/ac
Projected profit
$10,188
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 | 3,053 | 78 |
| MT-102164 | 6.7 | Apr 27, 2026 | $20,400 | 3,037 | 2,316 | 69 |
| MT-740502 | 2.0 | Jan 15, 2026 | $7,400 | 3,675 | 2,713 | 57 |
| MT-935363 | 68.1 | Aug 3, 2025 | $166,600 | 2,445 | 2,728 | 56 |
| MT-335372 | 68.6 | Mar 13, 2025 | $149,800 | 2,184 | 2,419 | 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.