Comparable sales & offer analysis
Parcel MT-641459
Madison County, MT · 4.03 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$6,900
Adjusted value
$8,859
Value range
$6,676–$11,042
Comp $/acre
$2,198/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.1% versus the adjusted value.
Offer position
Max allowable offer
$5,062
Offer $/acre
$1,256/ac
Projected profit
$2,658
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-381527 | 4.2 | Jul 27, 2026 | $7,000 | 1,660 | 1,325 | 85 |
| MT-331570 | 4.4 | Jul 20, 2026 | $10,400 | 2,383 | 1,640 | 85 |
| MT-110914 | 2.7 | Jul 27, 2026 | $6,500 | 2,416 | 1,675 | 81 |
| MT-411716 | 4.8 | Jun 24, 2025 | $17,400 | 3,582 | 2,586 | 75 |
| MT-901716 | 4.8 | Nov 27, 2025 | $18,800 | 3,878 | 1,918 | 74 |
| MT-352883 | 11.3 | Jul 27, 2026 | $42,900 | 3,799 | 2,737 | 69 |
| MT-490660 | 2.3 | Jun 4, 2025 | $10,500 | 4,631 | 2,778 | 67 |
| MT-692821 | 10.8 | Dec 8, 2025 | $50,300 | 4,653 | 2,499 | 65 |
| MT-210707 | 2.3 | Jan 8, 2025 | $9,400 | 4,004 | 2,443 | 64 |
| MT-892997 | 12.3 | Feb 28, 2026 | $48,100 | 3,919 | 2,894 | 64 |
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.