Comparable sales & offer analysis
Parcel MT-975950
Yellowstone County, MT · 104 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$235,000
Adjusted value
$246,213
Value range
$208,506–$283,919
Comp $/acre
$2,362/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.6% versus the adjusted value.
Offer position
Max allowable offer
$140,693
Offer $/acre
$1,350/ac
Projected profit
$73,864
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-336333 | 137.6 | Feb 9, 2026 | $276,900 | 2,012 | 1,775 | 75 |
| MT-307126 | 244.4 | Jul 27, 2026 | $571,300 | 2,338 | 2,342 | 74 |
| MT-426378 | 142.1 | Jan 1, 2025 | $466,700 | 3,283 | 3,018 | 70 |
| MT-826760 | 187.5 | Jul 4, 2025 | $343,400 | 1,832 | 2,093 | 67 |
| MT-236954 | 215.8 | Apr 8, 2025 | $347,900 | 1,612 | 2,079 | 67 |
| MT-865149 | 58.4 | Mar 3, 2024 | $199,200 | 3,414 | 2,648 | 65 |
| MT-154443 | 35.0 | Jul 27, 2026 | $212,300 | 6,068 | 2,703 | 64 |
| MT-494286 | 31.2 | Mar 11, 2025 | $104,900 | 3,359 | 2,590 | 63 |
| MT-994403 | 34.0 | Mar 1, 2026 | $110,400 | 3,247 | 2,100 | 63 |
| MT-357262 | 269.7 | Sep 10, 2024 | $559,600 | 2,075 | 2,333 | 55 |
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.