MT-825420
8570 County Road 201
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Rosebud County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Rosebud market data →Step 1 · Is this a deal?
5 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.
Service extension needed; get a utility quote.
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 $34,746 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-895828 Gravel · Power at road | 95.4 | Dec 5, 2025 | $246,200 | 2,580 | 1,645 | 0.6 mi | 83 |
| MT-175739 Landlocked · Power at road | 89.5 | Jan 5, 2026 | $116,900 | 1,307 | 1,202 | 7.8 mi | 82 |
| MT-146544 Gravel · Off grid | 160.3 | Jul 27, 2026 | $191,500 | 1,195 | 997 | 9.4 mi | 72 |
| MT-825632 Landlocked · Off grid | 82.8 | Dec 4, 2024 | $71,400 | 863 | 957 | 15.3 mi | 72 |
| MT-744993 Gravel · Full utilities | 52.1 | May 11, 2025 | $164,100 | 3,149 | 1,471 | 6.1 mi | 71 |
| MT-744196 Gravel · Off grid | 29.3 | Jun 18, 2026 | $73,500 | 2,512 | 1,450 | 15.2 mi | 68 |
| MT-384827 Gravel · Off grid | 46.2 | Sep 14, 2024 | $79,900 | 1,730 | 1,162 | 6.5 mi | 68 |
| MT-413861 Gravel · Power at road | 22.9 | Nov 9, 2025 | $73,600 | 3,208 | 1,556 | 9.9 mi | 61 |
| MT-216399 Paved · Power at road | 144.3 | Dec 31, 2023 | $327,500 | 2,269 | 1,470 | 6.9 mi | 59 |
| MT-694345 Paved · Power at road | 32.6 | Dec 1, 2024 | $95,400 | 2,926 | 1,318 | 10.4 mi | 59 |
Show adjustment detail for the top comp
- Tract size (95.43 ac → 71.01 ac)+7.2%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (8 mo)+2.9%
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.