Comparable sales & offer analysis
Parcel MT-407016
Madison County, MT · 226 ac · Unzoned · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$356,700
Adjusted value
$425,936
Value range
$313,760–$538,113
Comp $/acre
$1,888/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -16.3% versus the adjusted value.
Offer position
Max allowable offer
$243,392
Offer $/acre
$1,079/ac
Projected profit
$127,781
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-738169 | 520.2 | Jul 27, 2026 | $651,600 | 1,253 | 1,957 | 80 |
| MT-957364 | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 1,207 | 78 |
| MT-697373 | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 1,491 | 75 |
| MT-935695 | 86.7 | Jul 27, 2026 | $114,000 | 1,316 | 1,473 | 74 |
| MT-296542 | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,991 | 68 |
| MT-325335 | 66.8 | Feb 16, 2026 | $84,500 | 1,265 | 1,358 | 68 |
| MT-686155 | 120.9 | Aug 18, 2025 | $216,600 | 1,791 | 1,994 | 68 |
| MT-748431 | 629.0 | Mar 24, 2025 | $962,500 | 1,530 | 2,676 | 67 |
| MT-286243 | 128.9 | Sep 23, 2024 | $248,900 | 1,931 | 2,264 | 66 |
| MT-157822 | 404.6 | Mar 11, 2025 | $830,500 | 2,053 | 2,706 | 63 |
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.