Comparable sales & offer analysis
Parcel MT-808848
Madison County, MT · 851 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$465,000
Adjusted value
$664,277
Value range
$502,194–$826,361
Comp $/acre
$781/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -30.0% versus the adjusted value.
Offer position
Max allowable offer
$379,587
Offer $/acre
$446/ac
Projected profit
$199,283
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 | 726 | 78 |
| MT-989864 | 1776.1 | Jul 27, 2026 | $1,738,000 | 979 | 829 | 75 |
| MT-748431 | 629.0 | Mar 24, 2025 | $962,500 | 1,530 | 992 | 66 |
| MT-157822 | 404.6 | Mar 11, 2025 | $830,500 | 2,053 | 1,003 | 66 |
| MT-839970 | 1917.9 | May 24, 2025 | $2,136,800 | 1,114 | 873 | 65 |
| MT-957364 | 290.4 | Jan 20, 2025 | $306,000 | 1,054 | 448 | 61 |
| MT-697373 | 292.3 | Dec 7, 2025 | $442,400 | 1,514 | 553 | 60 |
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.