MT-148816
1624 County Road 160
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Missoula County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Missoula market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
A long utility run — price in solar/off-grid instead.
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 $427,113 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-558778 Paved · Power at road | 808.7 | May 6, 2024 | $1,839,600 | 2,275 | 1,211 | 4.4 mi | 74 |
| MT-827319 Dirt · Power at road | 281.1 | Jul 27, 2026 | $855,900 | 3,045 | 1,481 | 10.5 mi | 67 |
| MT-999464 Landlocked · Power at road | 1329.3 | Sep 12, 2024 | $1,849,000 | 1,391 | 1,479 | 7.0 mi | 67 |
| MT-796658 Gravel · Full utilities | 174.1 | Jul 27, 2026 | $650,200 | 3,734 | 1,119 | 11.2 mi | 62 |
| MT-997125 Landlocked · Full utilities | 244.2 | Nov 8, 2024 | $413,300 | 1,692 | 878 | 6.4 mi | 59 |
| MT-346512 Gravel · Off grid | 156.6 | Jan 26, 2025 | $559,300 | 3,571 | 1,585 | 8.3 mi | 55 |
Show adjustment detail for the top comp
- Tract size (808.72 ac → 831.29 ac)-0.8%
- Access (Paved → Landlocked)-42.4%
- Utilities (Power at road → Off grid)-15.0%
- Market time (27 mo)+9.6%
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.