Comparable sales & offer analysis
Parcel TN-259454
Montgomery County, TN · 471 ac · Agricultural · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$3,499,400
Adjusted value
$3,264,563
Value range
$2,663,536–$3,865,591
Comp $/acre
$6,926/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +7.2% versus the adjusted value.
Offer position
Max allowable offer
$1,865,465
Offer $/acre
$3,958/ac
Projected profit
$979,369
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 |
|---|---|---|---|---|---|---|
| TN-318583 | 250.8 | Nov 12, 2024 | $2,476,100 | 9,873 | 8,807 | 72 |
| TN-499277 | 414.6 | Feb 16, 2024 | $1,059,000 | 2,554 | 5,544 | 70 |
| TN-856878 | 72.9 | Jul 27, 2026 | $439,300 | 6,024 | 5,872 | 65 |
| TN-257629 | 125.7 | Jul 6, 2025 | $1,375,000 | 10,943 | 7,619 | 56 |
| TN-266970 | 78.0 | Apr 1, 2024 | $552,600 | 7,089 | 5,628 | 56 |
| TN-916940 | 76.3 | Dec 29, 2025 | $503,900 | 6,606 | 6,662 | 55 |
| TN-716795 | 68.7 | Jul 26, 2025 | $572,600 | 8,339 | 8,357 | 55 |
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.