Comparable sales & offer analysis
Parcel MT-686155
Madison County, MT · 121 ac · Residential · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$208,700
Adjusted value
$195,378
Value range
$146,766–$243,991
Comp $/acre
$1,615/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +6.8% versus the adjusted value.
Offer position
Max allowable offer
$111,645
Offer $/acre
$923/ac
Projected profit
$58,613
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 | 1,386 | 82 |
| MT-286243 | 128.9 | Sep 23, 2024 | $248,900 | 1,931 | 2,130 | 75 |
| MT-245974 | 106.1 | Feb 4, 2024 | $172,300 | 1,624 | 1,705 | 73 |
| MT-407016 | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 1,320 | 67 |
| MT-325335 | 66.8 | Feb 16, 2026 | $84,500 | 1,265 | 1,278 | 67 |
| MT-296542 | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,873 | 65 |
| MT-697373 | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 1,403 | 62 |
| MT-275251 | 62.8 | Apr 5, 2024 | $116,600 | 1,856 | 1,456 | 60 |
| MT-957364 | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 1,136 | 59 |
| MT-157822 | 404.6 | Mar 11, 2025 | $830,500 | 2,053 | 2,546 | 54 |
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.