Comparable sales & offer analysis
Parcel MT-864450
Valley County, MT · 35.17 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$66,400
Adjusted value
$65,082
Value range
$55,523–$74,641
Comp $/acre
$1,850/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.0% versus the adjusted value.
Offer position
Max allowable offer
$37,190
Offer $/acre
$1,057/ac
Projected profit
$19,525
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-964345 | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 1,845 | 78 |
| MT-243807 | 22.1 | Jul 24, 2026 | $62,600 | 2,839 | 1,790 | 73 |
| MT-783363 | 16.0 | Jul 27, 2026 | $32,200 | 2,010 | 1,433 | 72 |
| MT-865620 | 82.1 | Nov 9, 2024 | $149,900 | 1,826 | 1,595 | 70 |
| MT-745909 | 101.2 | Jul 7, 2025 | $170,100 | 1,681 | 1,749 | 64 |
| MT-412807 | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 1,741 | 61 |
| MT-613102 | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 1,828 | 60 |
| MT-822750 | 10.3 | May 27, 2024 | $36,300 | 3,535 | 2,238 | 60 |
| MT-766163 | 121.6 | Sep 27, 2025 | $322,600 | 2,652 | 2,094 | 57 |
| MT-523036 | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 2,408 | 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.