MT-375772
5171 County Road 284
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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?
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 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 $149,838 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 | 3,677 | 10.6 mi | 83 |
| MT-345464 Gravel · Power at road | 73.3 | Jan 16, 2026 | $273,700 | 3,734 | 3,011 | 2.6 mi | 79 |
| MT-554728 Gravel · Full utilities | 43.0 | Jul 27, 2026 | $312,700 | 7,272 | 4,209 | 3.5 mi | 77 |
| MT-225195 Landlocked · Off grid | 60.3 | Jan 5, 2026 | $136,300 | 2,260 | 3,025 | 5.8 mi | 76 |
| MT-625697 Dirt · Off grid | 86.8 | Mar 8, 2025 | $364,000 | 4,194 | 4,983 | 6.7 mi | 75 |
| MT-655906 Gravel · Power at road | 101.0 | Sep 18, 2025 | $394,900 | 3,910 | 3,448 | 9.9 mi | 74 |
| MT-436974 Landlocked · Power at road | 218.9 | May 1, 2026 | $691,300 | 3,158 | 4,904 | 12.7 mi | 73 |
| MT-404865 Dirt · Power at road | 47.5 | Jul 20, 2026 | $177,000 | 3,726 | 3,121 | 8.5 mi | 73 |
| MT-166564 Gravel · Off grid | 162.7 | Oct 11, 2024 | $578,800 | 3,559 | 4,336 | 5.7 mi | 64 |
| MT-747116 Paved · Power at road | 242.6 | Apr 12, 2025 | $928,100 | 3,825 | 3,678 | 5.2 mi | 62 |
Show adjustment detail for the top comp
- Tract size (101.93 ac → 91.64 ac)+2.6%
- Utilities (Power at road → Full utilities)+22.0%
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.