Comparable sales & offer analysis
Parcel MT-487967
Chouteau County, MT · 449 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$509,200
Adjusted value
$700,734
Value range
$578,226–$823,242
Comp $/acre
$1,559/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -27.3% versus the adjusted value.
Offer position
Max allowable offer
$400,420
Offer $/acre
$891/ac
Projected profit
$210,220
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 | 1,364 | 77 |
| MT-327519 | 324.9 | May 28, 2025 | $462,000 | 1,422 | 1,365 | 76 |
| MT-487264 | 270.1 | Jul 27, 2026 | $509,100 | 1,885 | 1,325 | 76 |
| MT-277889 | 424.7 | Sep 24, 2025 | $440,000 | 1,036 | 1,328 | 74 |
| MT-328245 | 549.7 | Apr 26, 2026 | $1,058,100 | 1,925 | 1,501 | 73 |
| MT-537455 | 310.1 | Oct 27, 2024 | $598,600 | 1,930 | 1,870 | 70 |
| MT-468229 | 543.4 | Aug 18, 2024 | $601,300 | 1,107 | 1,484 | 69 |
| MT-586920 | 210.5 | Jul 31, 2024 | $383,200 | 1,821 | 1,853 | 61 |
| MT-249277 | 1160.9 | Feb 13, 2025 | $2,959,100 | 2,549 | 2,152 | 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.