Comparable sales & offer analysis
Parcel MT-157822
Madison County, MT · 405 ac · Mixed Use · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$838,900
Adjusted value
$598,721
Value range
$458,109–$739,332
Comp $/acre
$1,480/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +40.1% versus the adjusted value.
Offer position
Max allowable offer
$342,126
Offer $/acre
$846/ac
Projected profit
$179,616
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 | 1,583 | 82 |
| MT-697373 | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 1,206 | 74 |
| MT-957364 | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 976 | 71 |
| MT-296542 | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,610 | 68 |
| MT-407016 | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 1,134 | 65 |
| MT-808848 | 850.8 | Mar 1, 2025 | $493,400 | 580 | 1,342 | 65 |
| MT-748431 | 629.0 | Mar 24, 2025 | $962,500 | 1,530 | 2,164 | 65 |
| MT-686155 | 120.9 | Aug 18, 2025 | $216,600 | 1,791 | 1,612 | 56 |
| MT-286243 | 128.9 | Sep 23, 2024 | $248,900 | 1,931 | 1,830 | 52 |
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.