Comparable sales & offer analysis
Parcel MT-558778
Missoula County, MT · 809 ac · Agricultural · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,841,400
Adjusted value
$2,123,365
Value range
$1,715,516–$2,531,214
Comp $/acre
$2,626/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -13.3% versus the adjusted value.
Offer position
Max allowable offer
$1,213,351
Offer $/acre
$1,500/ac
Projected profit
$637,009
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-148816 | 831.3 | Feb 16, 2025 | $887,900 | 1,068 | 2,337 | 76 |
| MT-999464 | 1329.3 | Sep 12, 2024 | $1,849,000 | 1,391 | 3,045 | 71 |
| MT-827319 | 281.1 | Jul 27, 2026 | $855,900 | 3,045 | 3,049 | 69 |
| MT-796658 | 174.1 | Jul 27, 2026 | $650,200 | 3,734 | 2,303 | 64 |
| MT-997125 | 244.2 | Nov 8, 2024 | $413,300 | 1,692 | 1,808 | 61 |
| MT-346512 | 156.6 | Jan 26, 2025 | $559,300 | 3,571 | 3,264 | 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.