Comparable sales & offer analysis
Parcel MT-877495
Custer County, MT · 319 ac · Residential · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$598,600
Adjusted value
$642,526
Value range
$591,123–$693,928
Comp $/acre
$2,013/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -6.8% versus the adjusted value.
Offer position
Max allowable offer
$367,157
Offer $/acre
$1,150/ac
Projected profit
$192,758
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 | 2,018 | 81 |
| MT-257389 | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 1,999 | 78 |
| MT-596834 | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 1,804 | 68 |
| MT-978279 | 563.4 | Feb 7, 2026 | $1,063,800 | 1,888 | 2,033 | 66 |
| MT-148290 | 567.9 | Mar 25, 2025 | $909,800 | 1,602 | 2,107 | 65 |
| MT-386108 | 116.9 | Sep 24, 2025 | $303,100 | 2,593 | 2,139 | 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.