Cascade County, MT · Sold

MT-536511

2037 County Road 170

$456,500

$2,917/ac · 157 ac

Offer report Market this tract

Acreage157 ac

Price per acre$2,917/ac

ZoningUnzoned

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedDec 9, 2024

Coordinates47.3756, -111.2231

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands12.3% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope4.4%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,088 ft of deeded road frontage.

Power4,478 ft away

Service extension needed; get a utility quote.

Buildable area130.40 of 156.52 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$439,360

$368,167 – $510,554 · $2,807/ac on 157 ac

Asking vs estimate

+3.9%

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 $456,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$251,063

$1,604/ac · +30.0% target margin

You need $205,437 off asking to hit this margin.

All-in cost$272,403

Net resale$404,211

Projected profit$131,808

ROI+48.4%

Annualized+69.2%

Break-even resale$1,892/ac

Profit if resale lands off target

-20%

$50,966

-10%

$91,387

$131,808

+10%

$172,229

+20%

$212,650

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-606768 Paved · Power at road	188.6	Jun 13, 2026	$627,700	3,329	2,541	6.6 mi	80
MT-146399 Gravel · Off grid	144.3	Apr 6, 2024	$345,100	2,391	2,572	7.2 mi	75
MT-215163 Paved · Power at road	59.0	Jul 27, 2026	$359,600	6,100	3,475	8.5 mi	69
MT-865372 Paved · Off grid	68.6	Apr 21, 2026	$272,800	3,978	2,786	11.3 mi	69
MT-665716 Dirt · Full utilities	88.0	Jan 19, 2025	$243,400	2,766	2,063	3.1 mi	67
MT-147497 Dirt · Power at road	319.7	Feb 7, 2026	$751,700	2,351	2,904	11.9 mi	66
MT-727316 Dirt · Full utilities	280.4	Apr 21, 2025	$949,900	3,387	3,409	12.1 mi	63

Show adjustment detail for the top comp

Tract size (188.55 ac → 156.52 ac)+5.2%
Access (Paved → Gravel)-15.3%
Utilities (Power at road → Off grid)-15.0%
Market time (2 mo)+0.7%

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