Comparable sales & offer analysis
Parcel MT-470222
Lewis and Clark County, MT · 1.64 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$8,100
Adjusted value
$6,390
Value range
$5,268–$7,512
Comp $/acre
$3,896/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +26.8% versus the adjusted value.
Offer position
Max allowable offer
$3,651
Offer $/acre
$2,226/ac
Projected profit
$1,917
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-520083 | 1.5 | Apr 24, 2024 | $3,400 | 2,288 | 3,597 | 79 |
| MT-170383 | 1.9 | Apr 26, 2025 | $4,800 | 2,592 | 3,465 | 72 |
| MT-720659 | 2.3 | Apr 21, 2025 | $3,700 | 1,635 | 3,153 | 66 |
| MT-193182 | 14.0 | Jul 27, 2026 | $47,900 | 3,412 | 5,456 | 62 |
| MT-652989 | 12.2 | Jul 19, 2026 | $36,800 | 3,013 | 4,091 | 60 |
| MT-992954 | 11.9 | Jul 27, 2026 | $33,000 | 2,776 | 3,757 | 59 |
| MT-422516 | 8.7 | Nov 18, 2024 | $24,700 | 2,858 | 3,989 | 53 |
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.