Comparable sales & offer analysis
Parcel MT-550850
McCone County, MT · 2.59 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$7,100
Adjusted value
$9,493
Value range
$7,295–$11,691
Comp $/acre
$3,665/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -25.2% versus the adjusted value.
Offer position
Max allowable offer
$5,425
Offer $/acre
$2,095/ac
Projected profit
$2,848
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-300784 | 2.5 | Feb 28, 2024 | $7,500 | 3,033 | 3,110 | 76 |
| MT-790916 | 2.7 | May 9, 2025 | $18,100 | 6,663 | 4,554 | 76 |
| MT-360194 | 1.6 | Jan 27, 2026 | $8,400 | 5,196 | 3,034 | 75 |
| MT-111097 | 3.1 | Jul 6, 2025 | $22,100 | 7,121 | 5,078 | 75 |
| MT-310702 | 2.3 | Jul 30, 2024 | $15,800 | 6,762 | 4,221 | 75 |
| MT-431573 | 4.4 | Dec 24, 2025 | $22,700 | 5,184 | 4,333 | 73 |
| MT-202520 | 8.7 | Jul 27, 2026 | $24,000 | 2,765 | 2,723 | 73 |
| MT-301155 | 3.2 | May 23, 2025 | $10,600 | 3,287 | 2,783 | 71 |
| MT-550678 | 2.3 | Nov 25, 2024 | $6,000 | 2,636 | 2,621 | 70 |
| MT-621703 | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 4,106 | 70 |
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.