Comparable sales & offer analysis
Parcel MT-865149
Yellowstone County, MT · 58.35 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$209,900
Adjusted value
$190,408
Value range
$153,833–$226,983
Comp $/acre
$3,263/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +10.2% versus the adjusted value.
Offer position
Max allowable offer
$108,805
Offer $/acre
$1,865/ac
Projected profit
$57,122
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-994403 | 34.0 | Mar 1, 2026 | $110,400 | 3,247 | 2,985 | 80 |
| MT-975950 | 104.3 | Jun 24, 2026 | $247,900 | 2,378 | 3,419 | 78 |
| MT-154443 | 35.0 | Jul 27, 2026 | $212,300 | 6,068 | 3,841 | 74 |
| MT-336333 | 137.6 | Feb 9, 2026 | $276,900 | 2,012 | 2,523 | 73 |
| MT-464213 | 29.6 | Jan 4, 2026 | $106,600 | 3,601 | 2,638 | 70 |
| MT-494286 | 31.2 | Mar 11, 2025 | $104,900 | 3,359 | 3,682 | 67 |
| MT-853910 | 23.8 | Dec 13, 2025 | $51,400 | 2,163 | 2,372 | 64 |
| MT-473849 | 22.8 | Feb 2, 2025 | $87,900 | 3,863 | 4,053 | 62 |
| MT-426378 | 142.1 | Jan 1, 2025 | $466,700 | 3,283 | 4,291 | 60 |
| MT-826760 | 187.5 | Jul 4, 2025 | $343,400 | 1,832 | 2,975 | 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.