Comparable sales & offer analysis
Parcel MT-248517
Phillips County, MT · 669 ac · Residential · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$632,700
Adjusted value
$762,647
Value range
$640,964–$884,329
Comp $/acre
$1,139/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.0% versus the adjusted value.
Offer position
Max allowable offer
$435,798
Offer $/acre
$651/ac
Projected profit
$228,794
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-448791 | 816.4 | Jul 27, 2026 | $820,700 | 1,005 | 1,329 | 78 |
| MT-428570 | 695.6 | Apr 8, 2025 | $929,800 | 1,337 | 1,278 | 76 |
| MT-778479 | 651.2 | Oct 10, 2025 | $765,000 | 1,175 | 1,269 | 76 |
| MT-269459 | 1324.5 | Jul 27, 2026 | $750,700 | 567 | 871 | 73 |
| MT-719626 | 1494.8 | Mar 7, 2026 | $802,300 | 537 | 861 | 70 |
| MT-717033 | 228.4 | Feb 18, 2026 | $301,500 | 1,320 | 1,215 | 68 |
| MT-589331 | 1207.2 | Dec 18, 2023 | $1,133,300 | 939 | 1,321 | 67 |
| MT-467583 | 340.3 | May 8, 2025 | $361,600 | 1,063 | 1,120 | 67 |
| MT-627825 | 405.5 | Apr 15, 2024 | $389,300 | 960 | 952 | 65 |
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.