Comparable sales & offer analysis
Parcel MT-627825
Phillips County, MT · 405 ac · Agricultural · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$388,100
Adjusted value
$528,667
Value range
$463,021–$594,313
Comp $/acre
$1,304/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -26.6% versus the adjusted value.
Offer position
Max allowable offer
$302,095
Offer $/acre
$745/ac
Projected profit
$158,600
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 | 1,404 | 76 |
| MT-448791 | 816.4 | Jul 27, 2026 | $820,700 | 1,005 | 1,471 | 75 |
| MT-717033 | 228.4 | Feb 18, 2026 | $301,500 | 1,320 | 1,345 | 75 |
| MT-269459 | 1324.5 | Jul 27, 2026 | $750,700 | 567 | 964 | 75 |
| MT-467583 | 340.3 | May 8, 2025 | $361,600 | 1,063 | 1,239 | 74 |
| MT-428570 | 695.6 | Apr 8, 2025 | $929,800 | 1,337 | 1,414 | 70 |
| MT-248517 | 669.4 | Mar 29, 2024 | $613,100 | 916 | 1,121 | 65 |
| MT-916292 | 133.6 | Oct 20, 2024 | $327,500 | 2,452 | 1,344 | 62 |
| MT-589331 | 1207.2 | Dec 18, 2023 | $1,133,300 | 939 | 1,462 | 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.