Comparable sales & offer analysis
Parcel MT-850986
Hill County, MT · 2.86 ac · Unzoned · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$12,100
Adjusted value
$13,982
Value range
$11,094–$16,870
Comp $/acre
$4,889/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -13.5% versus the adjusted value.
Offer position
Max allowable offer
$7,990
Offer $/acre
$2,794/ac
Projected profit
$4,194
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-281099 | 3.1 | Jul 27, 2026 | $18,600 | 6,006 | 5,750 | 81 |
| MT-160743 | 2.4 | Jan 29, 2026 | $12,200 | 5,085 | 6,020 | 79 |
| MT-492145 | 6.6 | Jun 2, 2026 | $27,800 | 4,199 | 4,384 | 79 |
| MT-791465 | 4.0 | May 30, 2025 | $14,200 | 3,513 | 4,342 | 79 |
| MT-341092 | 3.1 | Nov 20, 2024 | $14,100 | 4,560 | 4,019 | 73 |
| MT-431960 | 5.8 | Jan 17, 2026 | $9,000 | 1,552 | 2,827 | 71 |
| MT-841771 | 5.0 | Aug 17, 2025 | $28,900 | 5,715 | 5,151 | 68 |
| MT-731881 | 5.5 | Aug 23, 2025 | $36,300 | 6,634 | 5,998 | 66 |
| MT-192382 | 7.9 | Feb 8, 2026 | $27,600 | 3,518 | 5,530 | 65 |
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.