Comparable sales & offer analysis
Parcel MT-685664
Ravalli County, MT · 84.74 ac · Agricultural · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$403,200
Adjusted value
$389,928
Value range
$280,748–$499,108
Comp $/acre
$4,601/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +3.4% versus the adjusted value.
Offer position
Max allowable offer
$222,816
Offer $/acre
$2,629/ac
Projected profit
$116,979
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-615207 | 60.9 | Jul 27, 2026 | $336,000 | 5,521 | 6,005 | 80 |
| MT-126423 | 146.8 | Jul 14, 2026 | $272,400 | 1,855 | 3,162 | 74 |
| MT-875707 | 87.4 | Oct 2, 2024 | $379,900 | 4,346 | 6,980 | 73 |
| MT-666527 | 158.3 | Jul 27, 2026 | $245,100 | 1,548 | 3,279 | 73 |
| MT-284699 | 42.1 | Sep 15, 2025 | $135,200 | 3,210 | 3,524 | 72 |
| MT-996830 | 197.2 | Jul 27, 2026 | $392,600 | 1,991 | 3,542 | 70 |
| MT-785183 | 59.8 | Feb 19, 2024 | $335,200 | 5,604 | 5,752 | 70 |
| MT-147319 | 281.1 | Feb 20, 2026 | $748,700 | 2,664 | 3,760 | 69 |
| MT-666729 | 183.3 | Jul 20, 2025 | $576,100 | 3,143 | 4,682 | 65 |
| MT-554378 | 33.4 | Oct 28, 2024 | $195,900 | 5,870 | 5,248 | 64 |
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.