Comparable sales & offer analysis
Parcel MT-170383
Lewis and Clark County, MT · 1.85 ac · Agricultural · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$5,200
Adjusted value
$6,096
Value range
$4,898–$7,294
Comp $/acre
$3,295/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -14.7% versus the adjusted value.
Offer position
Max allowable offer
$3,483
Offer $/acre
$1,883/ac
Projected profit
$1,829
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-720659 | 2.3 | Apr 21, 2025 | $3,700 | 1,635 | 2,488 | 74 |
| MT-470222 | 1.6 | Feb 23, 2024 | $7,900 | 4,835 | 4,212 | 68 |
| MT-520083 | 1.5 | Apr 24, 2024 | $3,400 | 2,288 | 2,838 | 68 |
| MT-992954 | 11.9 | Jul 27, 2026 | $33,000 | 2,776 | 2,964 | 63 |
| MT-652989 | 12.2 | Jul 19, 2026 | $36,800 | 3,013 | 3,228 | 62 |
| MT-193182 | 14.0 | Jul 27, 2026 | $47,900 | 3,412 | 4,305 | 61 |
| MT-422516 | 8.7 | Nov 18, 2024 | $24,700 | 2,858 | 3,148 | 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.