Comparable sales & offer analysis
Parcel MT-221774
Phillips County, MT · 5.06 ac · Agricultural · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$9,200
Adjusted value
$10,506
Value range
$8,106–$12,907
Comp $/acre
$2,076/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.4% versus the adjusted value.
Offer position
Max allowable offer
$6,004
Offer $/acre
$1,187/ac
Projected profit
$3,152
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-221227 | 3.4 | Jul 27, 2026 | $11,500 | 3,381 | 2,852 | 81 |
| MT-593039 | 12.7 | Jul 27, 2026 | $37,500 | 2,961 | 1,904 | 77 |
| MT-481209 | 3.4 | Jul 27, 2026 | $10,800 | 3,212 | 1,618 | 74 |
| MT-541741 | 4.9 | Nov 9, 2024 | $17,900 | 3,630 | 2,426 | 72 |
| MT-853446 | 17.0 | Jul 27, 2026 | $24,400 | 1,436 | 1,367 | 71 |
| MT-222877 | 11.3 | Jul 27, 2026 | $35,300 | 3,134 | 1,993 | 68 |
| MT-942066 | 6.3 | Oct 6, 2025 | $22,700 | 3,640 | 2,296 | 67 |
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.