Comparable sales & offer analysis
Parcel MT-911600
Valley County, MT · 4.46 ac · Unzoned · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$16,700
Adjusted value
$14,656
Value range
$12,178–$17,135
Comp $/acre
$3,286/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +13.9% versus the adjusted value.
Offer position
Max allowable offer
$8,375
Offer $/acre
$1,878/ac
Projected profit
$4,397
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-742648 | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 2,930 | 68 |
| MT-580498 | 2.0 | May 24, 2026 | $6,200 | 3,096 | 2,961 | 65 |
| MT-590792 | 2.5 | Jul 22, 2025 | $10,100 | 4,082 | 3,490 | 65 |
| MT-720724 | 2.4 | Oct 25, 2024 | $5,000 | 2,111 | 2,159 | 64 |
| MT-822750 | 10.3 | May 27, 2024 | $36,300 | 3,535 | 3,939 | 62 |
| MT-412807 | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 3,065 | 61 |
| MT-170275 | 1.7 | Mar 4, 2025 | $7,800 | 4,533 | 3,722 | 60 |
| MT-392718 | 10.0 | Aug 24, 2025 | $37,200 | 3,713 | 3,372 | 60 |
| MT-613102 | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 3,217 | 53 |
| MT-523036 | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 4,238 | 52 |
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.