Comparable sales & offer analysis
Parcel MT-487264
Chouteau County, MT · 270 ac · Unzoned · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$579,800
Adjusted value
$541,845
Value range
$429,222–$654,469
Comp $/acre
$2,006/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +7.0% versus the adjusted value.
Offer position
Max allowable offer
$309,626
Offer $/acre
$1,146/ac
Projected profit
$162,554
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 | 1,956 | 79 |
| MT-537455 | 310.1 | Oct 27, 2024 | $598,600 | 1,930 | 2,681 | 75 |
| MT-327519 | 324.9 | May 28, 2025 | $462,000 | 1,422 | 1,957 | 73 |
| MT-586920 | 210.5 | Jul 31, 2024 | $383,200 | 1,821 | 2,657 | 71 |
| MT-487967 | 449.4 | Apr 13, 2025 | $460,800 | 1,025 | 1,561 | 67 |
| MT-277889 | 424.7 | Sep 24, 2025 | $440,000 | 1,036 | 1,904 | 67 |
| MT-468229 | 543.4 | Aug 18, 2024 | $601,300 | 1,107 | 2,129 | 66 |
| MT-328245 | 549.7 | Apr 26, 2026 | $1,058,100 | 1,925 | 2,152 | 65 |
| MT-825989 | 107.2 | Oct 22, 2025 | $133,500 | 1,245 | 1,447 | 65 |
| MT-396107 | 116.8 | Feb 17, 2026 | $169,400 | 1,450 | 1,461 | 63 |
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.