Comparable sales & offer analysis
Parcel MT-686155
Madison County, MT · 121 ac · Residential · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$208,700
Adjusted value
$194,267
Value range
$145,895–$242,638
Comp $/acre
$1,606/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +7.4% versus the adjusted value.
Offer position
Max allowable offer
$111,010
Offer $/acre
$918/ac
Projected profit
$58,280
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 | 1,378 | 83 |
| MT-286243 | 128.9 | Sep 23, 2024 | $248,900 | 1,931 | 2,119 | 76 |
| MT-245974 | 106.1 | Feb 4, 2024 | $172,300 | 1,624 | 1,697 | 73 |
| MT-325335 | 66.8 | Feb 16, 2026 | $84,500 | 1,265 | 1,271 | 68 |
| MT-407016 | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 1,313 | 68 |
| MT-296542 | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,864 | 66 |
| MT-697373 | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 1,396 | 63 |
| MT-275251 | 62.8 | Apr 5, 2024 | $116,600 | 1,856 | 1,449 | 61 |
| MT-957364 | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 1,130 | 60 |
| MT-157822 | 404.6 | Mar 11, 2025 | $830,500 | 2,053 | 2,532 | 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.