McCone County, MT · Sold

MT-847601

3520 County Road 119

$1,052,900

$3,054/ac · 345 ac

Offer report Market this tract

Acreage345 ac

Price per acre$3,054/ac

ZoningResidential

Road accessDirt

UtilitiesPower at road

TopographyWooded

ListedNov 14, 2023

Coordinates47.5392, -105.6429

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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

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

View McCone market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands0.9% of tract

Little to no mapped wetland coverage.

Average slope5.8%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

3,118 ft of deeded road frontage.

Power229 ft away

Power at or near the road.

Buildable area324.56 of 344.75 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$744,380

$578,780 – $909,980 · $2,159/ac on 345 ac

Asking vs estimate

+41.4%

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 $1,052,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$425,360

$1,234/ac · +30.0% target margin

You need $627,540 off asking to hit this margin.

All-in cost$461,516

Net resale$684,830

Projected profit$223,314

ROI+48.4%

Annualized+69.2%

Break-even resale$1,455/ac

Profit if resale lands off target

-20%

$86,348

-10%

$154,831

$223,314

+10%

$291,797

+20%

$360,280

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-517891 Landlocked · Power at road	425.3	Jul 27, 2026	$440,500	1,036	1,397	7.6 mi	82
MT-526821 Paved · Power at road	195.9	Jun 2, 2026	$651,200	3,323	2,078	1.0 mi	80
MT-396626 Gravel · Full utilities	170.1	Jul 27, 2026	$616,300	3,623	2,094	10.6 mi	76
MT-108342 Landlocked · Power at road	589.7	Oct 23, 2024	$1,051,400	1,783	2,850	5.5 mi	72
MT-148996 Dirt · Full utilities	947.1	Jun 17, 2026	$1,269,200	1,340	1,503	6.3 mi	72
MT-108444 Gravel · Off grid	634.9	Jun 13, 2026	$1,261,500	1,987	2,433	10.7 mi	72
MT-876435 Dirt · Power at road	148.1	Jan 23, 2026	$422,700	2,853	2,302	9.5 mi	70
MT-278510 Dirt · Full utilities	666.0	Jan 3, 2025	$1,337,500	2,008	2,143	12.6 mi	63
MT-705942 Gravel · Power at road	103.7	Dec 6, 2025	$462,300	4,460	2,838	18.0 mi	63

Show adjustment detail for the top comp

Tract size (425.34 ac → 344.75 ac)+6.4%
Access (Landlocked → Dirt)+26.5%

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