Comparable sales & offer analysis
Parcel MT-392718
Valley County, MT · 10.03 ac · Recreational · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$35,600
Adjusted value
$37,887
Value range
$32,129–$43,646
Comp $/acre
$3,777/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -6.0% versus the adjusted value.
Offer position
Max allowable offer
$21,650
Offer $/acre
$2,159/ac
Projected profit
$11,366
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-783363 | 16.0 | Jul 27, 2026 | $32,200 | 2,010 | 2,906 | 82 |
| MT-742648 | 9.5 | Sep 23, 2025 | $26,200 | 2,754 | 3,377 | 75 |
| MT-412807 | 10.7 | Jun 7, 2025 | $20,500 | 1,918 | 3,532 | 74 |
| MT-613102 | 13.3 | Oct 13, 2024 | $37,500 | 2,830 | 3,707 | 72 |
| MT-523036 | 12.6 | Nov 17, 2024 | $65,900 | 5,220 | 4,884 | 72 |
| MT-822750 | 10.3 | May 27, 2024 | $36,300 | 3,535 | 4,539 | 69 |
| MT-243807 | 22.1 | Jul 24, 2026 | $62,600 | 2,839 | 3,631 | 68 |
| MT-964345 | 32.6 | Jan 8, 2026 | $74,700 | 2,293 | 3,742 | 64 |
| MT-911600 | 4.5 | Mar 12, 2025 | $14,000 | 3,145 | 3,863 | 58 |
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.