Comparable sales & offer analysis
Parcel MT-717033
Phillips County, MT · 228 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$339,500
Adjusted value
$287,829
Value range
$258,088–$317,571
Comp $/acre
$1,260/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +18.0% versus the adjusted value.
Offer position
Max allowable offer
$164,474
Offer $/acre
$720/ac
Projected profit
$86,349
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-467583 | 340.3 | May 8, 2025 | $361,600 | 1,063 | 1,248 | 72 |
| MT-916292 | 133.6 | Oct 20, 2024 | $327,500 | 2,452 | 1,353 | 70 |
| MT-627825 | 405.5 | Apr 15, 2024 | $389,300 | 960 | 1,061 | 66 |
| MT-778479 | 651.2 | Oct 10, 2025 | $765,000 | 1,175 | 1,414 | 62 |
| MT-428570 | 695.6 | Apr 8, 2025 | $929,800 | 1,337 | 1,423 | 60 |
| MT-248517 | 669.4 | Mar 29, 2024 | $613,100 | 916 | 1,128 | 60 |
| MT-105440 | 72.0 | Jun 30, 2024 | $106,700 | 1,482 | 1,191 | 59 |
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.