Comparable sales & offer analysis
Parcel MT-997125
Missoula County, MT · 244 ac · Agricultural · Landlocked · Full utilities
LandPilot
Prepared Oct 3, 2026
Valuation summary
Asking price
$446,800
Adjusted value
$664,926
Value range
$576,310–$753,543
Comp $/acre
$2,723/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -32.8% versus the adjusted value.
Offer position
Max allowable offer
$379,958
Offer $/acre
$1,556/ac
Projected profit
$199,478
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-827319 | 281.1 | Jul 27, 2026 | $855,900 | 3,045 | 3,083 | 82 |
| MT-796658 | 174.1 | Jul 27, 2026 | $650,200 | 3,734 | 2,329 | 80 |
| MT-926306 | 134.9 | Jul 27, 2026 | $619,600 | 4,592 | 2,675 | 77 |
| MT-346512 | 156.6 | Jan 26, 2025 | $559,300 | 3,571 | 3,299 | 68 |
| MT-148816 | 831.3 | Feb 16, 2025 | $887,900 | 1,068 | 2,362 | 60 |
| MT-558778 | 808.7 | May 6, 2024 | $1,839,600 | 2,275 | 2,519 | 59 |
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.