Comparable sales & offer analysis
Parcel MT-396107
Chouteau County, MT · 117 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$201,200
Adjusted value
$237,381
Value range
$188,014–$286,747
Comp $/acre
$2,032/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -15.2% versus the adjusted value.
Offer position
Max allowable offer
$135,646
Offer $/acre
$1,161/ac
Projected profit
$71,214
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-596928 | 211.7 | Jul 27, 2026 | $512,100 | 2,419 | 1,992 | 81 |
| MT-825989 | 107.2 | Oct 22, 2025 | $133,500 | 1,245 | 1,473 | 77 |
| MT-514548 | 37.8 | Dec 13, 2025 | $116,700 | 3,090 | 1,473 | 71 |
| MT-487264 | 270.1 | Jul 27, 2026 | $509,100 | 1,885 | 1,935 | 66 |
| MT-586920 | 210.5 | Jul 31, 2024 | $383,200 | 1,821 | 2,706 | 63 |
| MT-537455 | 310.1 | Oct 27, 2024 | $598,600 | 1,930 | 2,730 | 62 |
| MT-494764 | 44.1 | Apr 30, 2025 | $125,600 | 2,844 | 2,059 | 61 |
| MT-744641 | 40.4 | Jun 17, 2025 | $103,600 | 2,565 | 1,817 | 59 |
| MT-327519 | 324.9 | May 28, 2025 | $462,000 | 1,422 | 1,993 | 59 |
| MT-324704 | 42.3 | Aug 3, 2024 | $198,400 | 4,695 | 2,411 | 53 |
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.