Comparable sales & offer analysis
Parcel MT-408045
Valley County, MT · 476 ac · Agricultural · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$596,500
Adjusted value
$747,237
Value range
$596,765–$897,709
Comp $/acre
$1,571/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -20.2% versus the adjusted value.
Offer position
Max allowable offer
$426,993
Offer $/acre
$898/ac
Projected profit
$224,171
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-628169 | 520.2 | May 12, 2025 | $514,100 | 988 | 1,470 | 80 |
| MT-329174 | 1077.4 | Jul 27, 2026 | $983,200 | 913 | 1,617 | 79 |
| MT-229440 | 1306.4 | Jul 27, 2026 | $1,129,700 | 865 | 1,383 | 77 |
| MT-177931 | 437.9 | Dec 23, 2025 | $276,400 | 631 | 1,100 | 76 |
| MT-388857 | 856.4 | Mar 12, 2026 | $1,270,100 | 1,483 | 2,113 | 71 |
| MT-639385 | 1255.4 | Jul 27, 2026 | $1,675,900 | 1,335 | 1,808 | 69 |
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.