Score
0Missoula, MT
Nhn Okeefe Creek Blvd
190K
bd • ba • sf
This analysis was generated on 2/21/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
AI Property Analysis
0:000:00 / 0:00
List Price
$189,900
Price/Sq.Ft
$189,900
Year Built
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
• Sizeable Lot: The 2-acre parcel provides ample space for building a custom home with potential for various outdoor amenities, such as a garden, workshop, or additional outbuildings. The average lot size in Missoula is significantly smaller, often under 0.25 acres.
• Southeastern-Facing Views: The property offers desirable southeastern-facing views, perfect for a walkout basement or upstairs balcony. This orientation can also maximize natural light and passive solar heating.
• DEQ Approval: Having DEQ approval in place for both a septic system and a well is a significant advantage, saving time and money in the development process. Obtaining these approvals can typically cost between $5,000-$10,000 and take several months.
• Irrigated Landscaping Allocation: The allocation for 10,000 sqft of irrigated landscaping allows for a well-maintained and attractive property, potentially increasing its overall value.
• County-Maintained Road: Living on a county-maintained road ensures reliable access, especially during winter months when snow removal is crucial. This is preferable to private roads with potentially inconsistent maintenance.
The Bad
• Unimproved Land: The property is currently unimproved, requiring significant investment and effort to develop. This includes costs for well drilling, septic system installation, utility connections, and home construction.
• Limited Information: The listing provides minimal details about specific features or potential challenges of the land. Prospective buyers will need to conduct thorough due diligence.
• Distance to Schools: The closest schools, Frenchtown Intermediate School (Rating 1/10), Frenchtown 7-8 (Rating 3/10), and Frenchtown High School (Rating 8/10), are 4.5 to 5.5 miles away. This may be inconvenient for families with school-aged children, especially considering the low rating of the elementary and middle schools.
• Lack of Utilities: While DEQ approval is in place for septic and a well, the property currently lacks established utility connections. This will require additional expense and coordination to set up.
• Price Volatility: The property has undergone multiple price changes over the past year, indicating potential uncertainty in its market value. The initial listing price of $395,900 was dramatically reduced to the current price of $189,900, suggesting an overestimation of value at the start.
The Ugly
• Long Days on Market: The property has been listed for sale for 357 days, indicating potential challenges in attracting buyers. The average days on market for land in Missoula is significantly shorter, around 90-120 days.
• School Ratings: The low ratings (1/10 and 3/10) of the nearby Frenchtown Intermediate School and Frenchtown 7-8 may deter families with young children. This could negatively impact the property's appeal.
• Price History: The fluctuating price history, including a 47.6% increase followed by significant decreases, raises questions about the property's actual market value. This inconsistency may create uncertainty for potential buyers.
• Estimated Insurance Costs: The estimated insurance cost of $683.64/year is relatively low. This may indicate potential underestimation or a lack of comprehensive coverage. Buyers should obtain their own insurance quotes to ensure adequate protection. The local market context mentions wildfire risk as a factor for insurance cost, and the low insurance cost listed may not be accounting for this risk.
• Unknown Building Restrictions: The listing does not provide information on specific building restrictions or HOA regulations. Potential buyers will need to investigate these factors, which could limit development options.
Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
• Individuals seeking a serene country setting with the convenience of nearby Missoula amenities. The 2-acre parcel provides ample space to build a custom home with potential for a walkout basement or upstairs balcony to enjoy the southeastern-facing views.
• Buyers looking to build their dream home from the ground up, with the advantage of DEQ approval already in place for septic and a well. This reduces the initial hurdles and costs associated with land development.
• Those who appreciate irrigated landscaping and are looking for a property that allows for up to 10,000 sqft of irrigated area. This is perfect for gardening, lawns, or other landscaping features.
• Buyers interested in the possibility of acquiring an adjacent parcel for expanded acreage and development potential. Purchasing both parcels could offer greater flexibility and investment opportunities.
• Individuals who value a county-maintained road for ease of access and maintenance, particularly during winter months. This ensures reliable access to the property year-round.
Not For
• Buyers seeking a fully developed property ready for immediate occupancy, as this is an unimproved land parcel requiring significant development to build a home.
• Individuals with a limited budget or those who are not prepared for the costs associated with building a custom home, including construction expenses, utility installations, and landscaping.
• Those who prefer an urban setting with immediate access to amenities, as this property is located in a more rural area northwest of Missoula.
• Buyers who require specific neighborhood amenities, such as walking distance to schools or shopping centers, as the property's location may necessitate driving for most errands.
• Individuals who are not comfortable with the potential challenges of building on land, such as navigating permitting processes, dealing with construction timelines, and managing site development.
Demographics
Area Median Income
$65,567
Property History
Price History
Ownership Timeline
$0Cash Purchase
Apr 6, 2021Laura Marie WalkerBrian T Walker, Thomas Walker Trust
Intrafamily Transfer
Non-Arm's Length Transactions
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
Middle
3.0/10
Below AverageHigh
8.0/10
ExcellentFinancials
Monthly Costs
Market Rent (0 bed)
Get a detailed estimate on Zillow$850
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