Comparable sales & offer analysis
Parcel MT-627825
Phillips County, MT · 405 ac · Agricultural · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$388,100
Adjusted value
$531,536
Value range
$465,650–$597,422
Comp $/acre
$1,311/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -27.0% versus the adjusted value.
Offer position
Max allowable offer
$303,735
Offer $/acre
$749/ac
Projected profit
$159,461
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-778479 | 651.2 | Oct 10, 2025 | $765,000 | 1,175 | 1,411 | 75 |
| MT-717033 | 228.4 | Feb 18, 2026 | $301,500 | 1,320 | 1,352 | 74 |
| MT-448791 | 816.4 | Jul 27, 2026 | $820,700 | 1,005 | 1,479 | 74 |
| MT-269459 | 1324.5 | Jul 27, 2026 | $750,700 | 567 | 969 | 73 |
| MT-467583 | 340.3 | May 8, 2025 | $361,600 | 1,063 | 1,246 | 73 |
| MT-428570 | 695.6 | Apr 8, 2025 | $929,800 | 1,337 | 1,421 | 69 |
| MT-248517 | 669.4 | Mar 29, 2024 | $613,100 | 916 | 1,127 | 65 |
| MT-916292 | 133.6 | Oct 20, 2024 | $327,500 | 2,452 | 1,351 | 62 |
| MT-589331 | 1207.2 | Dec 18, 2023 | $1,133,300 | 939 | 1,470 | 54 |
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.