Comparable sales & offer analysis
Parcel MT-412807
Valley County, MT · 10.70 ac · Mixed Use · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$19,600
Adjusted value
$22,992
Value range
$19,592–$26,392
Comp $/acre
$2,149/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -14.8% versus the adjusted value.
Offer position
Max allowable offer
$13,138
Offer $/acre
$1,228/ac
Projected profit
$6,898
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-783363 | 16.0 | Jul 27, 2026 | $32,200 | 2,010 | 1,657 | 79 |
| MT-392718 | 10.0 | Aug 24, 2025 | $37,200 | 3,713 | 2,215 | 76 |
| MT-243807 | 22.1 | Jul 24, 2026 | $62,600 | 2,839 | 2,070 | 75 |
| MT-613102 | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 2,114 | 75 |
| MT-742648 | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 1,925 | 73 |
| MT-523036 | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 2,785 | 72 |
| MT-822750 | 10.3 | May 27, 2024 | $36,300 | 3,535 | 2,589 | 68 |
| MT-864450 | 35.2 | Apr 11, 2026 | $55,600 | 1,580 | 1,864 | 68 |
| MT-964345 | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 2,133 | 66 |
| MT-911600 | 4.5 | Mar 12, 2025 | $14,000 | 3,145 | 2,202 | 61 |
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.