Comparable sales & offer analysis
Parcel MT-580498
Valley County, MT · 2.01 ac · Agricultural · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$5,800
Adjusted value
$6,913
Value range
$5,765–$8,060
Comp $/acre
$3,439/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -16.1% versus the adjusted value.
Offer position
Max allowable offer
$3,950
Offer $/acre
$1,965/ac
Projected profit
$2,074
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-720724 | 2.4 | Oct 25, 2024 | $5,000 | 2,111 | 2,291 | 75 |
| MT-170275 | 1.7 | Mar 4, 2025 | $7,800 | 4,533 | 3,951 | 75 |
| MT-590792 | 2.5 | Jul 22, 2025 | $10,100 | 4,082 | 3,705 | 72 |
| MT-822750 | 10.3 | May 27, 2024 | $36,300 | 3,535 | 4,180 | 58 |
| MT-911600 | 4.5 | Mar 12, 2025 | $14,000 | 3,145 | 3,557 | 57 |
| MT-742648 | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 3,110 | 57 |
| MT-392718 | 10.0 | Aug 24, 2025 | $37,200 | 3,713 | 3,579 | 57 |
| MT-412807 | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 3,253 | 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.