Comparable sales & offer analysis
Parcel MT-999464
Missoula County, MT · 1,329 ac · Agricultural · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,805,700
Adjusted value
$1,656,887
Value range
$1,347,537–$1,966,237
Comp $/acre
$1,246/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +9.0% versus the adjusted value.
Offer position
Max allowable offer
$946,792
Offer $/acre
$712/ac
Projected profit
$497,066
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 | 1,231 | 70 |
| MT-148816 | 831.3 | Feb 16, 2025 | $887,900 | 1,068 | 1,154 | 69 |
| MT-827319 | 281.1 | Jul 27, 2026 | $855,900 | 3,045 | 1,505 | 68 |
| MT-796658 | 174.1 | Jul 27, 2026 | $650,200 | 3,734 | 1,137 | 64 |
| MT-997125 | 244.2 | Nov 8, 2024 | $413,300 | 1,692 | 893 | 64 |
| MT-346512 | 156.6 | Jan 26, 2025 | $559,300 | 3,571 | 1,612 | 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.