Custer County, MT · Sold

MT-978279

4510 County Road 121

$1,195,300

$2,122/ac · 563 ac

Offer report Market this tract

Acreage563 ac

Price per acre$2,122/ac

ZoningMixed Use

Road accessPaved

UtilitiesPower at road

TopographyMixed

ListedJul 15, 2025

Coordinates46.1748, -105.6193

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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

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

View Custer market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands0.4% of tract

Little to no mapped wetland coverage.

Average slope3.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power176 ft away

Power at or near the road.

Buildable area533.08 of 563.39 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,042,957

$949,748 – $1,136,166 · $1,851/ac on 563 ac

Asking vs estimate

+14.6%

Priced above the comp set

Weighted from 9 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 $1,195,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$595,976

$1,058/ac · +30.0% target margin

You need $599,324 off asking to hit this margin.

All-in cost$646,634

Net resale$959,521

Projected profit$312,887

ROI+48.4%

Annualized+69.2%

Break-even resale$1,248/ac

Profit if resale lands off target

-20%

$120,983

-10%

$216,935

$312,887

+10%

$408,839

+20%

$504,791

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-148290 Paved · Off grid	567.9	Mar 25, 2025	$909,800	1,602	2,000	11.0 mi	75
MT-347901 Landlocked · Full utilities	428.4	Jul 27, 2026	$625,200	1,459	1,915	14.9 mi	75
MT-199233 Gravel · Off grid	1124.5	Aug 7, 2025	$1,206,400	1,073	1,922	3.8 mi	68
MT-189406 Gravel · Full utilities	1274.6	Feb 1, 2026	$1,718,400	1,348	1,716	7.3 mi	67
MT-257389 Dirt · Off grid	295.7	Oct 25, 2025	$407,300	1,377	1,897	9.0 mi	66
MT-739648 Landlocked · Off grid	1518.8	Jan 1, 2026	$790,200	520	1,481	8.1 mi	64
MT-499571 Paved · Off grid	1436.4	May 1, 2025	$1,689,100	1,176	1,948	10.2 mi	62
MT-596834 Dirt · Power at road	197.8	Jul 21, 2025	$320,800	1,622	1,712	13.6 mi	60
MT-877495 Dirt · Full utilities	319.3	Oct 14, 2024	$637,500	1,997	2,042	15.8 mi	59

Show adjustment detail for the top comp

Utilities (Off grid → Power at road)+17.6%
Market time (17 mo)+5.8%

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