Comparable sales & offer analysis
Parcel MT-865620
Valley County, MT · 82.08 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$161,500
Adjusted value
$183,146
Value range
$166,918–$199,374
Comp $/acre
$2,231/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -11.8% versus the adjusted value.
Offer position
Max allowable offer
$104,655
Offer $/acre
$1,275/ac
Projected profit
$54,944
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-864450 | 35.2 | Apr 11, 2026 | $55,600 | 1,580 | 1,993 | 78 |
| MT-386236 | 128.3 | Jul 27, 2026 | $418,700 | 3,265 | 2,169 | 76 |
| MT-745909 | 101.2 | Jul 7, 2025 | $170,100 | 1,681 | 2,163 | 75 |
| MT-766163 | 121.6 | Sep 27, 2025 | $322,600 | 2,652 | 2,589 | 70 |
| MT-964345 | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 2,281 | 65 |
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.