MT-166564
5490 County Road 387
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Powell County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Powell market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,746 ft of deeded road frontage.
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 10 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 $238,882 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-585919 Landlocked · Power at road | 101.9 | Jul 27, 2026 | $298,700 | 2,931 | 3,252 | 6.6 mi | 82 |
| MT-436974 Landlocked · Power at road | 218.9 | May 1, 2026 | $691,300 | 3,158 | 4,338 | 8.6 mi | 77 |
| MT-655906 Gravel · Power at road | 101.0 | Sep 18, 2025 | $394,900 | 3,910 | 3,050 | 5.0 mi | 73 |
| MT-345464 Gravel · Power at road | 73.3 | Jan 16, 2026 | $273,700 | 3,734 | 2,663 | 3.2 mi | 73 |
| MT-766556 Paved · Off grid | 161.7 | Jun 26, 2024 | $791,900 | 4,897 | 4,516 | 11.2 mi | 72 |
| MT-404865 Dirt · Power at road | 47.5 | Jul 20, 2026 | $177,000 | 3,726 | 2,760 | 4.7 mi | 69 |
| MT-747116 Paved · Power at road | 242.6 | Apr 12, 2025 | $928,100 | 3,825 | 3,253 | 8.0 mi | 67 |
| MT-625697 Dirt · Off grid | 86.8 | Mar 8, 2025 | $364,000 | 4,194 | 4,407 | 5.5 mi | 67 |
| MT-225195 Landlocked · Off grid | 60.3 | Jan 5, 2026 | $136,300 | 2,260 | 2,675 | 6.6 mi | 67 |
| MT-375772 Landlocked · Full utilities | 91.6 | Aug 31, 2024 | $343,600 | 3,750 | 3,589 | 5.7 mi | 64 |
Show adjustment detail for the top comp
- Tract size (101.93 ac → 162.65 ac)-11.4%
- Access (Landlocked → Gravel)+47.1%
- 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.