Comparable sales & offer analysis
Parcel MT-640865
Sanders County, MT · 2.62 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$6,600
Adjusted value
$8,498
Value range
$6,700–$10,296
Comp $/acre
$3,244/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.3% versus the adjusted value.
Offer position
Max allowable offer
$4,856
Offer $/acre
$1,853/ac
Projected profit
$2,549
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-870775 | 2.5 | Jul 3, 2026 | $20,400 | 8,336 | 3,984 | 80 |
| MT-551228 | 3.4 | Jul 27, 2026 | $17,900 | 5,245 | 3,622 | 78 |
| MT-191744 | 5.0 | May 24, 2026 | $19,500 | 3,932 | 1,999 | 74 |
| MT-401652 | 4.6 | May 18, 2025 | $23,900 | 5,164 | 3,219 | 66 |
| MT-822002 | 6.0 | Oct 27, 2024 | $26,400 | 4,422 | 3,316 | 62 |
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.