Comparable sales & offer analysis
Parcel MT-386236
Valley County, MT · 128 ac · Recreational · Paved · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$418,700
Adjusted value
$396,148
Value range
$336,650–$455,646
Comp $/acre
$3,089/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +5.7% versus the adjusted value.
Offer position
Max allowable offer
$226,370
Offer $/acre
$1,765/ac
Projected profit
$118,844
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-766163 | 121.6 | Sep 27, 2025 | $322,600 | 2,652 | 3,906 | 75 |
| MT-745909 | 101.2 | Jul 7, 2025 | $170,100 | 1,681 | 3,263 | 71 |
| MT-408045 | 475.5 | Jul 27, 2026 | $613,200 | 1,289 | 2,698 | 68 |
| MT-865620 | 82.1 | Nov 9, 2024 | $149,900 | 1,826 | 2,975 | 66 |
| MT-177931 | 437.9 | Dec 23, 2025 | $276,400 | 631 | 2,285 | 65 |
| MT-864450 | 35.2 | Apr 11, 2026 | $55,600 | 1,580 | 3,006 | 63 |
| MT-628169 | 520.2 | May 12, 2025 | $514,100 | 988 | 3,053 | 60 |
| MT-964345 | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 3,440 | 56 |
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.