Comparable sales & offer analysis
Parcel MT-738169
Madison County, MT · 520 ac · Unzoned · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$765,700
Adjusted value
$649,158
Value range
$467,394–$830,922
Comp $/acre
$1,248/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +18.0% versus the adjusted value.
Offer position
Max allowable offer
$370,947
Offer $/acre
$713/ac
Projected profit
$194,747
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-748431 | 629.0 | Mar 24, 2025 | $962,500 | 1,530 | 1,725 | 79 |
| MT-989864 | 1776.1 | Jul 27, 2026 | $1,738,000 | 979 | 1,443 | 73 |
| MT-157822 | 404.6 | Mar 11, 2025 | $830,500 | 2,053 | 1,745 | 73 |
| MT-957364 | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 778 | 73 |
| MT-407016 | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 905 | 72 |
| MT-697373 | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 962 | 69 |
| MT-808848 | 850.8 | Mar 1, 2025 | $493,400 | 580 | 1,070 | 67 |
| MT-296542 | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,284 | 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.