Comparable sales & offer analysis
Parcel MT-264012
Missoula County, MT · 25.61 ac · Residential · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$103,300
Adjusted value
$95,545
Value range
$70,537–$120,552
Comp $/acre
$3,731/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.1% versus the adjusted value.
Offer position
Max allowable offer
$54,597
Offer $/acre
$2,132/ac
Projected profit
$28,663
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-273981 | 25.0 | Jul 27, 2026 | $82,900 | 3,311 | 3,307 | 91 |
| MT-614011 | 25.6 | Jul 27, 2026 | $74,400 | 2,906 | 2,475 | 86 |
| MT-474132 | 27.9 | Dec 7, 2025 | $140,900 | 5,043 | 3,104 | 79 |
| MT-453189 | 14.1 | Jul 18, 2026 | $53,700 | 3,804 | 4,120 | 75 |
| MT-155262 | 63.3 | Feb 1, 2026 | $338,500 | 5,344 | 4,493 | 73 |
| MT-813422 | 16.7 | Oct 8, 2025 | $65,200 | 3,903 | 3,778 | 73 |
| MT-663716 | 20.7 | Sep 29, 2024 | $165,500 | 8,010 | 6,042 | 71 |
| MT-845342 | 67.1 | Jun 12, 2026 | $148,600 | 2,215 | 3,101 | 67 |
| MT-884784 | 44.8 | Mar 12, 2024 | $152,600 | 3,407 | 3,509 | 63 |
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.