Comparable sales & offer analysis
Parcel MT-396626
McCone County, MT · 170 ac · Residential · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$576,000
Adjusted value
$715,585
Value range
$545,886–$885,285
Comp $/acre
$4,206/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -19.5% versus the adjusted value.
Offer position
Max allowable offer
$408,906
Offer $/acre
$2,404/ac
Projected profit
$214,676
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-876435 | 148.1 | Jan 23, 2026 | $422,700 | 2,853 | 4,013 | 80 |
| MT-526821 | 195.9 | Jun 2, 2026 | $651,200 | 3,323 | 3,623 | 78 |
| MT-705942 | 103.7 | Dec 6, 2025 | $462,300 | 4,460 | 4,948 | 73 |
| MT-517891 | 425.3 | Jul 27, 2026 | $440,500 | 1,036 | 2,436 | 67 |
| MT-847601 | 344.8 | Aug 16, 2024 | $1,002,400 | 2,908 | 5,493 | 63 |
| MT-108342 | 589.7 | Oct 23, 2024 | $1,051,400 | 1,783 | 4,968 | 57 |
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.