Comparable sales & offer analysis
Parcel MT-202520
McCone County, MT · 8.69 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$22,600
Adjusted value
$34,792
Value range
$29,307–$40,277
Comp $/acre
$4,004/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -35.0% versus the adjusted value.
Offer position
Max allowable offer
$19,881
Offer $/acre
$2,288/ac
Projected profit
$10,438
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-352799 | 10.6 | Jul 27, 2026 | $53,900 | 5,073 | 4,415 | 81 |
| MT-893234 | 14.6 | Jan 28, 2026 | $61,000 | 4,186 | 3,829 | 75 |
| MT-652601 | 9.2 | Aug 10, 2024 | $36,600 | 3,977 | 3,702 | 73 |
| MT-232227 | 7.0 | Oct 12, 2024 | $31,700 | 4,508 | 4,092 | 73 |
| MT-621703 | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 4,200 | 69 |
| MT-431573 | 4.4 | Dec 24, 2025 | $22,700 | 5,184 | 4,433 | 68 |
| MT-413296 | 15.2 | Aug 19, 2024 | $55,800 | 3,658 | 4,189 | 66 |
| MT-111097 | 3.1 | Jul 6, 2025 | $22,100 | 7,121 | 5,195 | 64 |
| MT-301155 | 3.2 | May 23, 2025 | $10,600 | 3,287 | 2,847 | 63 |
| MT-643892 | 23.5 | Aug 4, 2025 | $71,600 | 3,052 | 3,018 | 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.