Comparable sales & offer analysis
Parcel MT-148816
Missoula County, MT · 831 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Oct 3, 2026
Valuation summary
Asking price
$1,040,900
Adjusted value
$1,079,778
Value range
$879,859–$1,279,698
Comp $/acre
$1,299/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -3.6% versus the adjusted value.
Offer position
Max allowable offer
$617,016
Offer $/acre
$742/ac
Projected profit
$323,933
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-558778 | 808.7 | May 6, 2024 | $1,839,600 | 2,275 | 1,217 | 73 |
| MT-999464 | 1329.3 | Sep 12, 2024 | $1,849,000 | 1,391 | 1,487 | 67 |
| MT-827319 | 281.1 | Jul 27, 2026 | $855,900 | 3,045 | 1,489 | 66 |
| MT-796658 | 174.1 | Jul 27, 2026 | $650,200 | 3,734 | 1,125 | 61 |
| MT-997125 | 244.2 | Nov 8, 2024 | $413,300 | 1,692 | 883 | 59 |
| MT-346512 | 156.6 | Jan 26, 2025 | $559,300 | 3,571 | 1,594 | 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.