Comparable sales & offer analysis
Parcel MT-431960
Hill County, MT · 5.79 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$10,700
Adjusted value
$16,772
Value range
$14,395–$19,149
Comp $/acre
$2,897/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -36.2% versus the adjusted value.
Offer position
Max allowable offer
$9,584
Offer $/acre
$1,655/ac
Projected profit
$5,032
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-192382 | 7.9 | Feb 8, 2026 | $27,600 | 3,518 | 3,127 | 79 |
| MT-492145 | 6.6 | Jun 2, 2026 | $27,800 | 4,199 | 2,480 | 78 |
| MT-841771 | 5.0 | Aug 17, 2025 | $28,900 | 5,715 | 2,913 | 74 |
| MT-850986 | 2.9 | Jul 27, 2026 | $10,800 | 3,791 | 2,149 | 74 |
| MT-731881 | 5.5 | Aug 23, 2025 | $36,300 | 6,634 | 3,392 | 73 |
| MT-791465 | 4.0 | May 30, 2025 | $14,200 | 3,513 | 2,455 | 73 |
| MT-281099 | 3.1 | Jul 27, 2026 | $18,600 | 6,006 | 3,252 | 71 |
| MT-160743 | 2.4 | Jan 29, 2026 | $12,200 | 5,085 | 3,404 | 64 |
| MT-693532 | 18.1 | Apr 3, 2026 | $86,600 | 4,786 | 3,095 | 63 |
| MT-172950 | 11.9 | Jan 26, 2025 | $43,400 | 3,659 | 2,801 | 62 |
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.