Comparable sales & offer analysis
Parcel MT-428570
Phillips County, MT · 696 ac · Unzoned · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$894,000
Adjusted value
$852,780
Value range
$715,091–$990,468
Comp $/acre
$1,226/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +4.8% versus the adjusted value.
Offer position
Max allowable offer
$487,303
Offer $/acre
$701/ac
Projected profit
$255,834
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 | 1,469 | 86 |
| MT-778479 | 651.2 | Oct 10, 2025 | $765,000 | 1,175 | 1,403 | 78 |
| MT-719626 | 1494.8 | Mar 7, 2026 | $802,300 | 537 | 951 | 74 |
| MT-248517 | 669.4 | Mar 29, 2024 | $613,100 | 916 | 1,120 | 73 |
| MT-269459 | 1324.5 | Jul 27, 2026 | $750,700 | 567 | 963 | 72 |
| MT-467583 | 340.3 | May 8, 2025 | $361,600 | 1,063 | 1,238 | 68 |
| MT-627825 | 405.5 | Apr 15, 2024 | $389,300 | 960 | 1,053 | 66 |
| MT-717033 | 228.4 | Feb 18, 2026 | $301,500 | 1,320 | 1,344 | 66 |
| MT-589331 | 1207.2 | Dec 18, 2023 | $1,133,300 | 939 | 1,461 | 64 |
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.