MT-627825
5696 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.
1,830 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $86,012 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-778479 Paved · Off grid | 651.2 | Oct 10, 2025 | $765,000 | 1,175 | 1,404 | 4.7 mi | 76 |
| MT-448791 Gravel · Off grid | 816.4 | Jul 27, 2026 | $820,700 | 1,005 | 1,471 | 8.2 mi | 75 |
| MT-717033 Gravel · Off grid | 228.4 | Feb 18, 2026 | $301,500 | 1,320 | 1,345 | 4.5 mi | 75 |
| MT-269459 Gravel · Off grid | 1324.5 | Jul 27, 2026 | $750,700 | 567 | 964 | 7.5 mi | 75 |
| MT-467583 Dirt · Power at road | 340.3 | May 8, 2025 | $361,600 | 1,063 | 1,239 | 4.6 mi | 74 |
| MT-428570 Paved · Power at road | 695.6 | Apr 8, 2025 | $929,800 | 1,337 | 1,414 | 5.4 mi | 70 |
| MT-248517 Dirt · Full utilities | 669.4 | Mar 29, 2024 | $613,100 | 916 | 1,121 | 3.7 mi | 65 |
| MT-916292 Paved · Full utilities | 133.6 | Oct 20, 2024 | $327,500 | 2,452 | 1,344 | 3.3 mi | 62 |
| MT-589331 Gravel · Power at road | 1207.2 | Dec 18, 2023 | $1,133,300 | 939 | 1,462 | 7.7 mi | 55 |
Show adjustment detail for the top comp
- Tract size (651.22 ac → 405.48 ac)+15.4%
- Market time (10 mo)+3.6%
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.