Comparable sales & offer analysis
Parcel MT-221227
Phillips County, MT · 3.41 ac · Mixed Use · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$11,000
Adjusted value
$7,858
Value range
$6,383–$9,333
Comp $/acre
$2,304/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +40.0% versus the adjusted value.
Offer position
Max allowable offer
$4,490
Offer $/acre
$1,317/ac
Projected profit
$2,357
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-481209 | 3.4 | Jul 27, 2026 | $10,800 | 3,212 | 1,933 | 84 |
| MT-221774 | 5.1 | Jul 27, 2026 | $7,600 | 1,500 | 1,806 | 81 |
| MT-222877 | 11.3 | Jul 27, 2026 | $35,300 | 3,134 | 2,381 | 68 |
| MT-541741 | 4.9 | Nov 9, 2024 | $17,900 | 3,630 | 2,898 | 67 |
| MT-942066 | 6.3 | Oct 6, 2025 | $22,700 | 3,640 | 2,743 | 60 |
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.