Comparable sales & offer analysis
Parcel MT-589331
Phillips County, MT · 1,207 ac · Residential · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,276,200
Adjusted value
$1,025,795
Value range
$842,013–$1,209,576
Comp $/acre
$850/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +24.4% versus the adjusted value.
Offer position
Max allowable offer
$586,168
Offer $/acre
$486/ac
Projected profit
$307,738
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-269459 | 1324.5 | Jul 27, 2026 | $750,700 | 567 | 688 | 87 |
| MT-719626 | 1494.8 | Mar 7, 2026 | $802,300 | 537 | 680 | 79 |
| MT-448791 | 816.4 | Jul 27, 2026 | $820,700 | 1,005 | 1,050 | 77 |
| MT-428570 | 695.6 | Apr 8, 2025 | $929,800 | 1,337 | 1,009 | 68 |
| MT-248517 | 669.4 | Mar 29, 2024 | $613,100 | 916 | 800 | 68 |
| MT-778479 | 651.2 | Oct 10, 2025 | $765,000 | 1,175 | 1,002 | 65 |
| MT-627825 | 405.5 | Apr 15, 2024 | $389,300 | 960 | 753 | 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.