Cascade County, MT · Sold

MT-748290

6096 County Road 168

$1,395,400

$2,457/ac · 568 ac

Offer report Market this tract

Acreage568 ac

Price per acre$2,457/ac

ZoningAgricultural

Road accessGravel

UtilitiesPower at road

TopographyFlat

ListedJul 6, 2026

Coordinates47.2374, -111.3866

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Cascade County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.

View Cascade market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands19.4% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope2.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

4,212 ft of deeded road frontage.

Power123 ft away

Power at or near the road.

Buildable area434.84 of 567.90 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,420,080

$1,176,656 – $1,663,503 · $2,501/ac on 568 ac

Asking vs estimate

-1.7%

In line with the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,395,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$811,474

$1,429/ac · +30.0% target margin

You need $583,926 off asking to hit this margin.

All-in cost$880,449

Net resale$1,306,473

Projected profit$426,024

ROI+48.4%

Annualized+69.2%

Break-even resale$1,685/ac

Profit if resale lands off target

-20%

$164,729

-10%

$295,377

$426,024

+10%

$556,671

+20%

$687,319

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-147497 Dirt · Power at road	319.7	Feb 7, 2026	$751,700	2,351	2,353	2.2 mi	76
MT-239828 Dirt · Full utilities	1730.4	Jul 27, 2026	$3,889,600	2,248	3,033	2.0 mi	72
MT-729002 Paved · Power at road	951.2	Feb 2, 2026	$2,204,700	2,318	2,353	12.8 mi	70
MT-809878 Landlocked · Off grid	1794.2	Aug 20, 2025	$1,311,600	731	1,882	3.5 mi	67
MT-606768 Paved · Power at road	188.6	Jun 13, 2026	$627,700	3,329	2,059	12.3 mi	66
MT-799931 Gravel · Off grid	1864.4	Jul 1, 2026	$3,350,700	1,797	3,074	14.3 mi	66
MT-727316 Dirt · Full utilities	280.4	Apr 21, 2025	$949,900	3,387	2,762	9.3 mi	63

Show adjustment detail for the top comp

Tract size (319.73 ac → 567.9 ac)-15.8%
Access (Dirt → Gravel)+16.3%
Market time (6 mo)+2.2%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV