Comparable sales & offer analysis
Parcel MT-286243
Madison County, MT · 129 ac · Agricultural · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$293,500
Adjusted value
$199,684
Value range
$152,814–$246,554
Comp $/acre
$1,549/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +47.0% versus the adjusted value.
Offer position
Max allowable offer
$114,105
Offer $/acre
$885/ac
Projected profit
$59,905
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 | 1,356 | 82 |
| MT-686155 | 120.9 | Aug 18, 2025 | $216,600 | 1,791 | 1,836 | 80 |
| MT-325335 | 66.8 | Feb 16, 2026 | $84,500 | 1,265 | 1,250 | 72 |
| MT-407016 | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 1,291 | 70 |
| MT-697373 | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 1,373 | 67 |
| MT-245974 | 106.1 | Feb 4, 2024 | $172,300 | 1,624 | 1,669 | 67 |
| MT-296542 | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,833 | 65 |
| MT-275251 | 62.8 | Apr 5, 2024 | $116,600 | 1,856 | 1,425 | 61 |
| MT-957364 | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 1,112 | 59 |
| MT-157822 | 404.6 | Mar 11, 2025 | $830,500 | 2,053 | 2,491 | 55 |
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.