Comparable sales & offer analysis
Parcel MT-411716
Madison County, MT · 4.85 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$18,600
Adjusted value
$15,028
Value range
$11,281–$18,774
Comp $/acre
$3,099/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.8% versus the adjusted value.
Offer position
Max allowable offer
$8,587
Offer $/acre
$1,771/ac
Projected profit
$4,508
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-331570 | 4.4 | Jul 20, 2026 | $10,400 | 2,383 | 2,393 | 91 |
| MT-381527 | 4.2 | Jul 27, 2026 | $7,000 | 1,660 | 1,934 | 83 |
| MT-641459 | 4.0 | Jul 27, 2026 | $7,400 | 1,832 | 2,695 | 82 |
| MT-901716 | 4.8 | Nov 27, 2025 | $18,800 | 3,878 | 2,799 | 79 |
| MT-110914 | 2.7 | Jul 27, 2026 | $6,500 | 2,416 | 2,445 | 75 |
| MT-490660 | 2.3 | Jun 4, 2025 | $10,500 | 4,631 | 4,055 | 71 |
| MT-692821 | 10.8 | Dec 8, 2025 | $50,300 | 4,653 | 3,647 | 69 |
| MT-352883 | 11.3 | Jul 27, 2026 | $42,900 | 3,799 | 3,995 | 68 |
| MT-210707 | 2.3 | Jan 8, 2025 | $9,400 | 4,004 | 3,565 | 63 |
| MT-892997 | 12.3 | Feb 28, 2026 | $48,100 | 3,919 | 4,223 | 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.