Comparable sales & offer analysis
Parcel MT-853446
Phillips County, MT · 16.99 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$23,000
Adjusted value
$39,040
Value range
$31,334–$46,746
Comp $/acre
$2,298/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -41.1% versus the adjusted value.
Offer position
Max allowable offer
$22,309
Offer $/acre
$1,313/ac
Projected profit
$11,712
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 | 2,004 | 85 |
| MT-222877 | 11.3 | Jul 27, 2026 | $35,300 | 3,134 | 2,099 | 79 |
| MT-221774 | 5.1 | Jul 27, 2026 | $7,600 | 1,500 | 1,592 | 72 |
| MT-964602 | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 2,829 | 67 |
| MT-942066 | 6.3 | Oct 6, 2025 | $22,700 | 3,640 | 2,418 | 66 |
| MT-384016 | 25.7 | Jul 25, 2025 | $47,100 | 1,833 | 1,998 | 65 |
| MT-154574 | 38.5 | Dec 25, 2024 | $80,500 | 2,092 | 2,523 | 62 |
| MT-145130 | 57.6 | Mar 31, 2025 | $71,600 | 1,244 | 2,007 | 61 |
| MT-234206 | 29.5 | Sep 22, 2024 | $83,500 | 2,833 | 3,260 | 59 |
| MT-541741 | 4.9 | Nov 9, 2024 | $17,900 | 3,630 | 2,555 | 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.