Comparable sales & offer analysis
Parcel MT-486701
Garfield County, MT · 180 ac · Residential · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$369,500
Adjusted value
$239,008
Value range
$192,671–$285,344
Comp $/acre
$1,331/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +54.6% versus the adjusted value.
Offer position
Max allowable offer
$136,576
Offer $/acre
$760/ac
Projected profit
$71,702
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-876751 | 186.2 | Jul 27, 2026 | $270,100 | 1,450 | 1,255 | 84 |
| MT-236072 | 113.9 | Jul 27, 2026 | $250,800 | 2,202 | 1,371 | 77 |
| MT-956309 | 135.2 | Aug 21, 2024 | $153,000 | 1,131 | 1,142 | 75 |
| MT-626128 | 118.6 | Nov 5, 2025 | $157,700 | 1,330 | 1,051 | 73 |
| MT-677564 | 335.6 | Jul 27, 2026 | $493,600 | 1,471 | 1,505 | 71 |
| MT-477723 | 376.6 | Nov 22, 2025 | $840,500 | 2,232 | 1,713 | 65 |
| MT-477685 | 366.4 | Jan 31, 2024 | $566,700 | 1,547 | 1,793 | 64 |
| MT-205275 | 63.9 | Jul 27, 2026 | $137,400 | 2,150 | 1,004 | 64 |
| MT-376004 | 108.4 | Feb 11, 2025 | $272,900 | 2,517 | 1,196 | 63 |
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.