Comparable sales & offer analysis
Parcel MT-935695
Madison County, MT · 86.67 ac · Residential · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$137,400
Adjusted value
$131,326
Value range
$105,276–$157,376
Comp $/acre
$1,515/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +4.6% versus the adjusted value.
Offer position
Max allowable offer
$75,043
Offer $/acre
$866/ac
Projected profit
$39,398
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-325335 | 66.8 | Feb 16, 2026 | $84,500 | 1,265 | 1,223 | 78 |
| MT-686155 | 120.9 | Aug 18, 2025 | $216,600 | 1,791 | 1,795 | 75 |
| MT-286243 | 128.9 | Sep 23, 2024 | $248,900 | 1,931 | 2,038 | 70 |
| MT-245974 | 106.1 | Feb 4, 2024 | $172,300 | 1,624 | 1,632 | 69 |
| MT-275251 | 62.8 | Apr 5, 2024 | $116,600 | 1,856 | 1,393 | 67 |
| MT-407016 | 225.7 | Sep 20, 2025 | $305,000 | 1,352 | 1,263 | 66 |
| MT-697373 | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 1,343 | 63 |
| MT-296542 | 160.1 | Aug 30, 2024 | $265,400 | 1,658 | 1,793 | 61 |
| MT-957364 | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 1,087 | 56 |
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.