Comparable sales & offer analysis
Parcel MT-935363
Custer County, MT · 68.14 ac · Mixed Use · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$165,600
Adjusted value
$152,577
Value range
$128,079–$177,075
Comp $/acre
$2,239/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.5% versus the adjusted value.
Offer position
Max allowable offer
$87,187
Offer $/acre
$1,280/ac
Projected profit
$45,773
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-335372 | 68.6 | Mar 13, 2025 | $149,800 | 2,184 | 2,262 | 77 |
| MT-386108 | 116.9 | Sep 24, 2025 | $303,100 | 2,593 | 2,539 | 74 |
| MT-257389 | 295.7 | Oct 25, 2025 | $407,300 | 1,377 | 2,373 | 57 |
| MT-596834 | 197.8 | Jul 21, 2025 | $320,800 | 1,622 | 2,141 | 57 |
| MT-877495 | 319.3 | Oct 14, 2024 | $637,500 | 1,997 | 2,553 | 52 |
| MT-483050 | 12.8 | Aug 17, 2024 | $18,000 | 1,407 | 1,427 | 52 |
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.