MT-558778
4409 County Road 80
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.
Missoula County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Missoula market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
6,746 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $628,058 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-148816 Landlocked · Off grid | 831.3 | Feb 16, 2025 | $887,900 | 1,068 | 2,337 | 4.4 mi | 76 |
| MT-999464 Landlocked · Power at road | 1329.3 | Sep 12, 2024 | $1,849,000 | 1,391 | 3,045 | 6.5 mi | 71 |
| MT-827319 Dirt · Power at road | 281.1 | Jul 27, 2026 | $855,900 | 3,045 | 3,049 | 11.1 mi | 69 |
| MT-796658 Gravel · Full utilities | 174.1 | Jul 27, 2026 | $650,200 | 3,734 | 2,303 | 9.5 mi | 64 |
| MT-997125 Landlocked · Full utilities | 244.2 | Nov 8, 2024 | $413,300 | 1,692 | 1,808 | 6.6 mi | 61 |
| MT-346512 Gravel · Off grid | 156.6 | Jan 26, 2025 | $559,300 | 3,571 | 3,264 | 9.5 mi | 53 |
Show adjustment detail for the top comp
- Tract size (831.29 ac → 808.72 ac)+0.9%
- Access (Landlocked → Paved)+73.5%
- Utilities (Off grid → Power at road)+17.6%
- Market time (18 mo)+6.3%
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.