Comparable sales & offer analysis
Parcel MT-520083
Lewis and Clark County, MT · 1.49 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$3,800
Adjusted value
$4,158
Value range
$3,397–$4,920
Comp $/acre
$2,791/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -8.6% versus the adjusted value.
Offer position
Max allowable offer
$2,376
Offer $/acre
$1,595/ac
Projected profit
$1,248
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-470222 | 1.6 | Feb 23, 2024 | $7,900 | 4,835 | 3,725 | 78 |
| MT-170383 | 1.9 | Apr 26, 2025 | $4,800 | 2,592 | 2,418 | 71 |
| MT-720659 | 2.3 | Apr 21, 2025 | $3,700 | 1,635 | 2,200 | 67 |
| MT-652989 | 12.2 | Jul 19, 2026 | $36,800 | 3,013 | 2,855 | 64 |
| MT-992954 | 11.9 | Jul 27, 2026 | $33,000 | 2,776 | 2,622 | 62 |
| MT-422516 | 8.7 | Nov 18, 2024 | $24,700 | 2,858 | 2,784 | 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.