MT-989885
6165 County Road 397
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Powder River County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Powder River 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.
6,700 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 3 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 $461,581 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-567822 Dirt · Power at road | 404.6 | Jul 19, 2026 | $927,300 | 2,292 | 1,434 | 7.4 mi | 65 |
| MT-688006 Dirt · Full utilities | 462.3 | Aug 5, 2025 | $783,700 | 1,695 | 941 | 11.0 mi | 56 |
| MT-167282 Dirt · Off grid | 273.6 | Apr 4, 2024 | $419,500 | 1,533 | 1,102 | 4.1 mi | 54 |
Show adjustment detail for the top comp
- Tract size (404.6 ac → 1803.33 ac)-36.9%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
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.