Comparable sales & offer analysis
Parcel MT-853446
Phillips County, MT · 16.99 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$23,000
Adjusted value
$39,268
Value range
$31,523–$47,013
Comp $/acre
$2,311/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -41.4% versus the adjusted value.
Offer position
Max allowable offer
$22,439
Offer $/acre
$1,321/ac
Projected profit
$11,781
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-593039 | 12.7 | Jul 27, 2026 | $37,500 | 2,961 | 2,015 | 84 |
| MT-222877 | 11.3 | Jul 27, 2026 | $35,300 | 3,134 | 2,110 | 78 |
| MT-221774 | 5.1 | Jul 27, 2026 | $7,600 | 1,500 | 1,601 | 71 |
| MT-964602 | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 2,844 | 66 |
| MT-942066 | 6.3 | Oct 6, 2025 | $22,700 | 3,640 | 2,431 | 65 |
| MT-384016 | 25.7 | Jul 25, 2025 | $47,100 | 1,833 | 2,008 | 64 |
| MT-154574 | 38.5 | Dec 25, 2024 | $80,500 | 2,092 | 2,536 | 61 |
| MT-145130 | 57.6 | Mar 31, 2025 | $71,600 | 1,244 | 2,017 | 61 |
| MT-234206 | 29.5 | Sep 22, 2024 | $83,500 | 2,833 | 3,276 | 58 |
| MT-541741 | 4.9 | Nov 9, 2024 | $17,900 | 3,630 | 2,568 | 58 |
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.