Comparable sales & offer analysis
Parcel MT-859280
Hill County, MT · 1,163 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,398,800
Adjusted value
$1,654,150
Value range
$1,417,612–$1,890,689
Comp $/acre
$1,422/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -15.4% versus the adjusted value.
Offer position
Max allowable offer
$945,229
Offer $/acre
$812/ac
Projected profit
$496,245
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-468684 | 755.5 | Jul 27, 2026 | $1,492,600 | 1,976 | 1,480 | 80 |
| MT-889535 | 1399.5 | Dec 18, 2024 | $1,471,700 | 1,052 | 1,762 | 75 |
| MT-858824 | 836.1 | Jul 27, 2026 | $1,634,300 | 1,955 | 1,281 | 75 |
| MT-858968 | 928.1 | Feb 8, 2026 | $1,182,800 | 1,275 | 1,250 | 72 |
| MT-607790 | 395.3 | Jul 27, 2026 | $630,000 | 1,594 | 1,141 | 70 |
| MT-498355 | 595.3 | Dec 16, 2025 | $933,400 | 1,568 | 1,117 | 65 |
| MT-898912 | 891.2 | Sep 11, 2024 | $1,941,200 | 2,178 | 1,569 | 65 |
| MT-108624 | 723.4 | Apr 2, 2025 | $1,732,200 | 2,395 | 1,583 | 65 |
| MT-347962 | 447.8 | Jun 13, 2025 | $703,100 | 1,570 | 1,545 | 62 |
| MT-508282 | 564.6 | Dec 27, 2024 | $1,663,900 | 2,947 | 1,496 | 61 |
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.