Rosebud County, MT · Sold

MT-216399

1022 County Road 12

$361,100

$2,502/ac · 144 ac

Offer report Market this tract

Acreage144 ac

Price per acre$2,502/ac

ZoningMixed Use

Road accessPaved

UtilitiesPower at road

TopographyRolling

ListedNov 23, 2023

Coordinates46.2404, -106.7709

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Rosebud County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.

View Rosebud market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands5.2% of tract

Little to no mapped wetland coverage.

Average slope6.6%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,180 ft of deeded road frontage.

Power201 ft away

Power at or near the road.

Buildable area129.97 of 144.32 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$291,109

$231,142 – $351,076 · $2,017/ac on 144 ac

Asking vs estimate

+24.0%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $361,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$166,348

$1,153/ac · +30.0% target margin

You need $194,752 off asking to hit this margin.

All-in cost$180,488

Net resale$267,820

Projected profit$87,333

ROI+48.4%

Annualized+69.2%

Break-even resale$1,359/ac

Profit if resale lands off target

-20%

$33,769

-10%

$60,551

$87,333

+10%

$114,115

+20%

$140,897

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MT-146544 Gravel · Off grid	160.3	Jul 27, 2026	$191,500	1,195	1,709	11.1 mi	85
MT-966308 Gravel · Power at road	135.1	Mar 9, 2024	$211,700	1,567	2,003	6.4 mi	77
MT-895828 Gravel · Power at road	95.4	Dec 5, 2025	$246,200	2,580	2,820	7.4 mi	73
MT-947963 Dirt · Off grid	448.1	Mar 10, 2026	$513,100	1,145	2,599	2.2 mi	73
MT-175739 Landlocked · Power at road	89.5	Jan 5, 2026	$116,900	1,307	2,061	9.5 mi	72
MT-447513 Gravel · Off grid	323.5	Jul 27, 2026	$285,700	883	1,541	12.2 mi	69
MT-577731 Landlocked · Full utilities	378.8	Dec 15, 2025	$308,300	814	1,563	6.6 mi	65
MT-825420 Landlocked · Off grid	71.0	Mar 12, 2025	$76,000	1,071	1,946	6.9 mi	63
MT-718070 Gravel · Power at road	484.2	Nov 13, 2024	$602,300	1,244	2,228	3.3 mi	62
MT-825632 Landlocked · Off grid	82.8	Dec 4, 2024	$71,400	863	1,641	12.0 mi	61

Show adjustment detail for the top comp

Tract size (160.31 ac → 144.32 ac)+2.8%
Access (Gravel → Paved)+18.0%
Utilities (Off grid → Power at road)+17.6%

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.

Build the listing kit Post a deal or JV