MT-234945
5232 County Road 190
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Phillips County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Phillips market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $7,425 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-154574 Gravel · Off grid | 38.5 | Dec 25, 2024 | $80,500 | 2,092 | 2,074 | 1.3 mi | 77 |
| MT-964602 Gravel · Full utilities | 39.3 | Jan 9, 2026 | $137,300 | 3,498 | 2,326 | 13.1 mi | 74 |
| MT-145130 Landlocked · Power at road | 57.6 | Mar 31, 2025 | $71,600 | 1,244 | 1,650 | 10.8 mi | 73 |
| MT-853446 Gravel · Off grid | 17.0 | Jul 27, 2026 | $24,400 | 1,436 | 1,183 | 14.0 mi | 65 |
| MT-234206 Dirt · Power at road | 29.5 | Sep 22, 2024 | $83,500 | 2,833 | 2,680 | 5.4 mi | 65 |
| MT-384016 Dirt · Power at road | 25.7 | Jul 25, 2025 | $47,100 | 1,833 | 1,642 | 10.4 mi | 64 |
| MT-105440 Dirt · Power at road | 72.0 | Jun 30, 2024 | $106,700 | 1,482 | 1,681 | 11.0 mi | 64 |
| MT-916292 Paved · Full utilities | 133.6 | Oct 20, 2024 | $327,500 | 2,452 | 1,910 | 12.1 mi | 58 |
Show adjustment detail for the top comp
- Tract size (38.47 ac → 50.34 ac)-5.0%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (20 mo)+6.9%
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.