Comparable sales & offer analysis
Parcel MT-590792
Valley County, MT · 2.48 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Oct 3, 2026
Valuation summary
Asking price
$12,300
Adjusted value
$9,911
Value range
$8,165–$11,657
Comp $/acre
$3,996/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +24.1% versus the adjusted value.
Offer position
Max allowable offer
$5,663
Offer $/acre
$2,284/ac
Projected profit
$2,973
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-580498 | 2.0 | May 24, 2026 | $6,200 | 3,096 | 3,638 | 78 |
| MT-720724 | 2.4 | Oct 25, 2024 | $5,000 | 2,111 | 2,652 | 77 |
| MT-170275 | 1.7 | Mar 4, 2025 | $7,800 | 4,533 | 4,573 | 67 |
| MT-911600 | 4.5 | Mar 12, 2025 | $14,000 | 3,145 | 4,117 | 63 |
| MT-392718 | 10.0 | Aug 24, 2025 | $37,200 | 3,713 | 4,142 | 59 |
| MT-523036 | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 5,207 | 58 |
| MT-742648 | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 3,600 | 58 |
| MT-412807 | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 3,765 | 58 |
| MT-822750 | 10.3 | May 27, 2024 | $36,300 | 3,535 | 4,838 | 53 |
| MT-613102 | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 3,952 | 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.