Comparable sales & offer analysis
Parcel MT-431573
McCone County, MT · 4.38 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$23,100
Adjusted value
$19,497
Value range
$14,643–$24,350
Comp $/acre
$4,451/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +18.5% versus the adjusted value.
Offer position
Max allowable offer
$11,141
Offer $/acre
$2,544/ac
Projected profit
$5,849
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-111097 | 3.1 | Jul 6, 2025 | $22,100 | 7,121 | 6,240 | 79 |
| MT-621703 | 4.8 | Sep 12, 2025 | $23,500 | 4,894 | 5,045 | 79 |
| MT-202520 | 8.7 | Jul 27, 2026 | $24,000 | 2,765 | 3,346 | 75 |
| MT-301155 | 3.2 | May 23, 2025 | $10,600 | 3,287 | 3,420 | 74 |
| MT-211209 | 3.4 | Apr 12, 2024 | $14,200 | 4,240 | 3,214 | 74 |
| MT-352799 | 10.6 | Jul 27, 2026 | $53,900 | 5,073 | 5,301 | 73 |
| MT-790916 | 2.7 | May 9, 2025 | $18,100 | 6,663 | 5,596 | 69 |
| MT-310702 | 2.3 | Jul 30, 2024 | $15,800 | 6,762 | 5,186 | 68 |
| MT-550850 | 2.6 | Jun 30, 2024 | $6,000 | 2,327 | 3,116 | 66 |
| MT-300784 | 2.5 | Feb 28, 2024 | $7,500 | 3,033 | 3,822 | 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.