Comparable sales & offer analysis
Parcel MT-686701
Lewis and Clark County, MT · 180 ac · Recreational · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$444,000
Adjusted value
$337,422
Value range
$302,554–$372,291
Comp $/acre
$1,879/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +31.6% versus the adjusted value.
Offer position
Max allowable offer
$192,813
Offer $/acre
$1,073/ac
Projected profit
$101,227
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-106608 | 167.9 | Jul 27, 2026 | $359,000 | 2,138 | 1,745 | 90 |
| MT-296250 | 129.6 | Jul 27, 2026 | $217,000 | 1,675 | 1,746 | 77 |
| MT-366573 | 163.7 | Mar 9, 2025 | $407,700 | 2,490 | 2,136 | 73 |
| MT-247400 | 298.0 | Sep 22, 2025 | $659,500 | 2,213 | 2,095 | 70 |
| MT-595205 | 60.8 | Jun 26, 2024 | $106,500 | 1,752 | 1,658 | 54 |
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.