Comparable sales & offer analysis
Parcel MT-964345
Valley County, MT · 32.59 ac · Residential · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$85,200
Adjusted value
$73,445
Value range
$63,357–$83,534
Comp $/acre
$2,254/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.0% versus the adjusted value.
Offer position
Max allowable offer
$41,969
Offer $/acre
$1,288/ac
Projected profit
$22,034
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-243807 | 22.1 | Jul 24, 2026 | $62,600 | 2,839 | 2,293 | 85 |
| MT-864450 | 35.2 | Apr 11, 2026 | $55,600 | 1,580 | 2,065 | 80 |
| MT-783363 | 16.0 | Jul 27, 2026 | $32,200 | 2,010 | 1,836 | 80 |
| MT-613102 | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 2,342 | 63 |
| MT-392718 | 10.0 | Aug 24, 2025 | $37,200 | 3,713 | 2,455 | 62 |
| MT-412807 | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 2,231 | 62 |
| MT-745909 | 101.2 | Jul 7, 2025 | $170,100 | 1,681 | 2,241 | 61 |
| MT-865620 | 82.1 | Nov 9, 2024 | $149,900 | 1,826 | 2,043 | 59 |
| MT-523036 | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 3,085 | 59 |
| MT-742648 | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 2,133 | 57 |
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.