Comparable sales & offer analysis
Parcel MT-218356
Yellowstone County, MT · 596 ac · Recreational · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,250,800
Adjusted value
$1,021,254
Value range
$862,440–$1,180,068
Comp $/acre
$1,714/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +22.5% versus the adjusted value.
Offer position
Max allowable offer
$583,574
Offer $/acre
$980/ac
Projected profit
$306,376
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-707794 | 396.5 | Mar 16, 2026 | $776,000 | 1,957 | 1,771 | 80 |
| MT-958326 | 582.9 | Sep 18, 2024 | $760,100 | 1,304 | 1,407 | 79 |
| MT-307126 | 244.4 | Jul 27, 2026 | $571,300 | 2,338 | 1,810 | 77 |
| MT-618648 | 736.0 | Jan 21, 2025 | $977,800 | 1,328 | 1,306 | 75 |
| MT-826760 | 187.5 | Jul 4, 2025 | $343,400 | 1,832 | 1,617 | 65 |
| MT-119200 | 1097.9 | Oct 28, 2023 | $1,650,900 | 1,504 | 2,039 | 65 |
| MT-289658 | 1529.9 | Nov 26, 2025 | $2,063,500 | 1,349 | 2,202 | 61 |
| MT-236954 | 215.8 | Apr 8, 2025 | $347,900 | 1,612 | 1,607 | 61 |
| MT-357262 | 269.7 | Sep 10, 2024 | $559,600 | 2,075 | 1,803 | 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.