Comparable sales & offer analysis
Parcel MT-407016
Madison County, MT · 226 ac · Unzoned · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$356,700
Adjusted value
$428,377
Value range
$315,558–$541,195
Comp $/acre
$1,898/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -16.7% versus the adjusted value.
Offer position
Max allowable offer
$244,787
Offer $/acre
$1,085/ac
Projected profit
$128,513
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 | 1,968 | 79 |
| MT-957364 | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 1,214 | 77 |
| MT-697373 | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 1,499 | 74 |
| MT-935695 | 86.7 | Jul 27, 2026 | $114,000 | 1,316 | 1,481 | 72 |
| MT-296542 | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 2,002 | 68 |
| MT-686155 | 120.9 | Aug 18, 2025 | $216,600 | 1,791 | 2,004 | 67 |
| MT-325335 | 66.8 | Feb 16, 2026 | $84,500 | 1,265 | 1,365 | 67 |
| MT-748431 | 629.0 | Mar 24, 2025 | $962,500 | 1,530 | 2,690 | 66 |
| MT-286243 | 128.9 | Sep 23, 2024 | $248,900 | 1,931 | 2,276 | 65 |
| MT-157822 | 404.6 | Mar 11, 2025 | $830,500 | 2,053 | 2,720 | 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.