Comparable sales & offer analysis
Parcel MT-766163
Valley County, MT · 122 ac · Mixed Use · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$387,300
Adjusted value
$261,813
Value range
$233,022–$290,604
Comp $/acre
$2,152/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +47.9% versus the adjusted value.
Offer position
Max allowable offer
$149,607
Offer $/acre
$1,230/ac
Projected profit
$78,544
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-386236 | 128.3 | Jul 27, 2026 | $418,700 | 3,265 | 2,317 | 81 |
| MT-408045 | 475.5 | Jul 27, 2026 | $613,200 | 1,289 | 1,910 | 71 |
| MT-745909 | 101.2 | Jul 7, 2025 | $170,100 | 1,681 | 2,310 | 68 |
| MT-865620 | 82.1 | Nov 9, 2024 | $149,900 | 1,826 | 2,106 | 66 |
| MT-243807 | 22.1 | Jul 24, 2026 | $62,600 | 2,839 | 2,364 | 61 |
| MT-864450 | 35.2 | Apr 11, 2026 | $55,600 | 1,580 | 2,129 | 61 |
| MT-177931 | 437.9 | Dec 23, 2025 | $276,400 | 631 | 1,618 | 59 |
| MT-964345 | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 2,436 | 57 |
| MT-628169 | 520.2 | May 12, 2025 | $514,100 | 988 | 2,162 | 55 |
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.