Comparable sales & offer analysis
Parcel MT-222877
Phillips County, MT · 11.25 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$34,800
Adjusted value
$36,856
Value range
$28,196–$45,516
Comp $/acre
$3,276/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -5.6% versus the adjusted value.
Offer position
Max allowable offer
$21,060
Offer $/acre
$1,872/ac
Projected profit
$11,057
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-593039 | 12.7 | Jul 27, 2026 | $37,500 | 2,961 | 3,016 | 85 |
| MT-853446 | 17.0 | Jul 27, 2026 | $24,400 | 1,436 | 2,166 | 78 |
| MT-481209 | 3.4 | Jul 27, 2026 | $10,800 | 3,212 | 2,563 | 74 |
| MT-942066 | 6.3 | Oct 6, 2025 | $22,700 | 3,640 | 3,638 | 70 |
| MT-221774 | 5.1 | Jul 27, 2026 | $7,600 | 1,500 | 2,395 | 68 |
| MT-221227 | 3.4 | Jul 27, 2026 | $11,500 | 3,381 | 4,518 | 68 |
| MT-964602 | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 4,256 | 64 |
| MT-541741 | 4.9 | Nov 9, 2024 | $17,900 | 3,630 | 3,843 | 61 |
| MT-384016 | 25.7 | Jul 25, 2025 | $47,100 | 1,833 | 3,005 | 61 |
| MT-154574 | 38.5 | Dec 25, 2024 | $80,500 | 2,092 | 3,795 | 59 |
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.