Comparable sales & offer analysis
Parcel MT-157822
Madison County, MT · 405 ac · Mixed Use · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$838,900
Adjusted value
$595,535
Value range
$455,740–$735,331
Comp $/acre
$1,472/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +40.9% versus the adjusted value.
Offer position
Max allowable offer
$340,306
Offer $/acre
$841/ac
Projected profit
$178,661
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 | 1,574 | 84 |
| MT-697373 | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 1,199 | 75 |
| MT-957364 | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 971 | 71 |
| MT-296542 | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,602 | 68 |
| MT-407016 | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 1,128 | 66 |
| MT-808848 | 850.8 | Mar 1, 2025 | $493,400 | 580 | 1,335 | 66 |
| MT-748431 | 629.0 | Mar 24, 2025 | $962,500 | 1,530 | 2,152 | 66 |
| MT-686155 | 120.9 | Aug 18, 2025 | $216,600 | 1,791 | 1,603 | 57 |
| MT-286243 | 128.9 | Sep 23, 2024 | $248,900 | 1,931 | 1,821 | 53 |
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.