Comparable sales & offer analysis
Parcel MT-490660
Madison County, MT · 2.26 ac · Residential · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$11,500
Adjusted value
$7,564
Value range
$5,919–$9,208
Comp $/acre
$3,347/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +52.0% versus the adjusted value.
Offer position
Max allowable offer
$4,322
Offer $/acre
$1,912/ac
Projected profit
$2,269
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-210707 | 2.3 | Jan 8, 2025 | $9,400 | 4,004 | 4,277 | 81 |
| MT-110914 | 2.7 | Jul 27, 2026 | $6,500 | 2,416 | 2,932 | 81 |
| MT-331570 | 4.4 | Jul 20, 2026 | $10,400 | 2,383 | 2,870 | 79 |
| MT-381527 | 4.2 | Jul 27, 2026 | $7,000 | 1,660 | 2,319 | 78 |
| MT-641459 | 4.0 | Jul 27, 2026 | $7,400 | 1,832 | 3,231 | 76 |
| MT-411716 | 4.8 | Jun 24, 2025 | $17,400 | 3,582 | 4,527 | 71 |
| MT-901716 | 4.8 | Nov 27, 2025 | $18,800 | 3,878 | 3,357 | 71 |
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.