Comparable sales & offer analysis
Parcel MT-211209
McCone County, MT · 3.36 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$16,700
Adjusted value
$22,758
Value range
$17,551–$27,964
Comp $/acre
$6,773/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -26.6% versus the adjusted value.
Offer position
Max allowable offer
$13,004
Offer $/acre
$3,870/ac
Projected profit
$6,827
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-431573 | 4.4 | Dec 24, 2025 | $22,700 | 5,184 | 7,758 | 80 |
| MT-111097 | 3.1 | Jul 6, 2025 | $22,100 | 7,121 | 9,092 | 80 |
| MT-301155 | 3.2 | May 23, 2025 | $10,600 | 3,287 | 4,983 | 77 |
| MT-790916 | 2.7 | May 9, 2025 | $18,100 | 6,663 | 8,153 | 72 |
| MT-202520 | 8.7 | Jul 27, 2026 | $24,000 | 2,765 | 4,876 | 71 |
| MT-310702 | 2.3 | Jul 30, 2024 | $15,800 | 6,762 | 7,554 | 71 |
| MT-360194 | 1.6 | Jan 27, 2026 | $8,400 | 5,196 | 5,432 | 70 |
| MT-621703 | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 7,351 | 69 |
| MT-550850 | 2.6 | Jun 30, 2024 | $6,000 | 2,327 | 4,538 | 69 |
| MT-352799 | 10.6 | Jul 27, 2026 | $53,900 | 5,073 | 7,726 | 66 |
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.