Comparable sales & offer analysis
Parcel MT-468229
Chouteau County, MT · 543 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$594,800
Adjusted value
$666,114
Value range
$529,582–$802,645
Comp $/acre
$1,226/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -10.7% versus the adjusted value.
Offer position
Max allowable offer
$380,636
Offer $/acre
$701/ac
Projected profit
$199,834
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-328245 | 549.7 | Apr 26, 2026 | $1,058,100 | 1,925 | 1,212 | 83 |
| MT-487264 | 270.1 | Jul 27, 2026 | $509,100 | 1,885 | 1,070 | 78 |
| MT-277889 | 424.7 | Sep 24, 2025 | $440,000 | 1,036 | 1,073 | 77 |
| MT-596928 | 211.7 | Jul 27, 2026 | $512,100 | 2,419 | 1,102 | 73 |
| MT-487967 | 449.4 | Apr 13, 2025 | $460,800 | 1,025 | 880 | 72 |
| MT-537455 | 310.1 | Oct 27, 2024 | $598,600 | 1,930 | 1,511 | 70 |
| MT-327519 | 324.9 | May 28, 2025 | $462,000 | 1,422 | 1,103 | 65 |
| MT-586920 | 210.5 | Jul 31, 2024 | $383,200 | 1,821 | 1,497 | 61 |
| MT-249277 | 1160.9 | Feb 13, 2025 | $2,959,100 | 2,549 | 1,739 | 60 |
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.