Comparable sales & offer analysis
Parcel MT-405709
Hill County, MT · 87.55 ac · Unzoned · Paved · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$302,600
Adjusted value
$416,853
Value range
$344,144–$489,562
Comp $/acre
$4,761/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -27.4% versus the adjusted value.
Offer position
Max allowable offer
$238,202
Offer $/acre
$2,721/ac
Projected profit
$125,056
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-775504 | 75.5 | Feb 10, 2026 | $246,500 | 3,267 | 5,425 | 81 |
| MT-325100 | 56.3 | Sep 26, 2025 | $185,700 | 3,296 | 4,470 | 76 |
| MT-125602 | 81.0 | Apr 20, 2025 | $167,400 | 2,066 | 4,556 | 74 |
| MT-625734 | 89.2 | Jul 17, 2024 | $217,100 | 2,436 | 5,266 | 72 |
| MT-295693 | 86.5 | Jan 14, 2025 | $343,800 | 3,973 | 6,115 | 72 |
| MT-745362 | 68.1 | Jan 10, 2025 | $284,000 | 4,171 | 4,983 | 72 |
| MT-355029 | 53.5 | Feb 7, 2025 | $160,900 | 3,008 | 4,151 | 66 |
| MT-947252 | 267.7 | Sep 30, 2025 | $495,300 | 1,850 | 3,738 | 66 |
| MT-984336 | 32.4 | Jan 13, 2025 | $169,800 | 5,243 | 5,416 | 65 |
| MT-334040 | 26.1 | Aug 23, 2025 | $58,700 | 2,246 | 3,107 | 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.