Comparable sales & offer analysis
Parcel MT-593039
Phillips County, MT · 12.65 ac · Agricultural · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$43,600
Adjusted value
$42,061
Value range
$31,747–$52,374
Comp $/acre
$3,325/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +3.7% versus the adjusted value.
Offer position
Max allowable offer
$24,035
Offer $/acre
$1,900/ac
Projected profit
$12,618
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-222877 | 11.3 | Jul 27, 2026 | $35,300 | 3,134 | 3,124 | 85 |
| MT-853446 | 17.0 | Jul 27, 2026 | $24,400 | 1,436 | 2,143 | 84 |
| MT-221774 | 5.1 | Jul 27, 2026 | $7,600 | 1,500 | 2,370 | 77 |
| MT-942066 | 6.3 | Oct 6, 2025 | $22,700 | 3,640 | 3,599 | 65 |
| MT-964602 | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 4,211 | 64 |
| MT-154574 | 38.5 | Dec 25, 2024 | $80,500 | 2,092 | 3,755 | 60 |
| MT-541741 | 4.9 | Nov 9, 2024 | $17,900 | 3,630 | 3,802 | 59 |
| MT-384016 | 25.7 | Jul 25, 2025 | $47,100 | 1,833 | 2,973 | 59 |
| MT-234206 | 29.5 | Sep 22, 2024 | $83,500 | 2,833 | 4,851 | 54 |
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.