Comparable sales & offer analysis
Parcel MT-269459
Phillips County, MT · 1,325 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$725,300
Adjusted value
$997,842
Value range
$836,557–$1,159,127
Comp $/acre
$753/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -27.3% versus the adjusted value.
Offer position
Max allowable offer
$570,195
Offer $/acre
$430/ac
Projected profit
$299,353
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 | 872 | 76 |
| MT-719626 | 1494.8 | Mar 7, 2026 | $802,300 | 537 | 564 | 75 |
| MT-589331 | 1207.2 | Dec 18, 2023 | $1,133,300 | 939 | 866 | 73 |
| MT-778479 | 651.2 | Oct 10, 2025 | $765,000 | 1,175 | 832 | 65 |
| MT-428570 | 695.6 | Apr 8, 2025 | $929,800 | 1,337 | 838 | 62 |
| MT-627825 | 405.5 | Apr 15, 2024 | $389,300 | 960 | 625 | 61 |
| MT-248517 | 669.4 | Mar 29, 2024 | $613,100 | 916 | 664 | 61 |
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.