Comparable sales & offer analysis
Parcel MT-163471
Madison County, MT · 17.30 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$30,200
Adjusted value
$30,764
Value range
$22,235–$39,292
Comp $/acre
$1,778/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -1.8% versus the adjusted value.
Offer position
Max allowable offer
$17,579
Offer $/acre
$1,016/ac
Projected profit
$9,229
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-892997 | 12.3 | Feb 28, 2026 | $48,100 | 3,919 | 2,604 | 79 |
| MT-381527 | 4.2 | Jul 27, 2026 | $7,000 | 1,660 | 1,193 | 76 |
| MT-692821 | 10.8 | Dec 8, 2025 | $50,300 | 4,653 | 2,249 | 75 |
| MT-352883 | 11.3 | Jul 27, 2026 | $42,900 | 3,799 | 2,464 | 73 |
| MT-641459 | 4.0 | Jul 27, 2026 | $7,400 | 1,832 | 1,662 | 70 |
| MT-935695 | 86.7 | Jul 27, 2026 | $114,000 | 1,316 | 1,400 | 67 |
| MT-331570 | 4.4 | Jul 20, 2026 | $10,400 | 2,383 | 1,476 | 65 |
| MT-901716 | 4.8 | Nov 27, 2025 | $18,800 | 3,878 | 1,726 | 64 |
| MT-325335 | 66.8 | Feb 16, 2026 | $84,500 | 1,265 | 1,291 | 64 |
| MT-275251 | 62.8 | Apr 5, 2024 | $116,600 | 1,856 | 1,471 | 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.