Comparable sales & offer analysis
Parcel MT-245974
Madison County, MT · 106 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$160,600
Adjusted value
$173,728
Value range
$138,361–$209,095
Comp $/acre
$1,638/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -7.6% versus the adjusted value.
Offer position
Max allowable offer
$99,273
Offer $/acre
$936/ac
Projected profit
$52,118
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-935695 | 86.7 | Jul 27, 2026 | $114,000 | 1,316 | 1,468 | 81 |
| MT-686155 | 120.9 | Aug 18, 2025 | $216,600 | 1,791 | 1,987 | 79 |
| MT-325335 | 66.8 | Feb 16, 2026 | $84,500 | 1,265 | 1,353 | 71 |
| MT-407016 | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 1,398 | 68 |
| MT-286243 | 128.9 | Sep 23, 2024 | $248,900 | 1,931 | 2,256 | 68 |
| MT-275251 | 62.8 | Apr 5, 2024 | $116,600 | 1,856 | 1,542 | 65 |
| MT-296542 | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,984 | 64 |
| MT-697373 | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 1,486 | 61 |
| MT-957364 | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 1,203 | 60 |
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.