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    For Sale (16)

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    Helena Land with Creek Access
    $208,000
    6.53 Acres

    Helena Land with Creek Access

    6.53 acres in Helena, MT with seasonal creek.

    Lone Pine Rd, Helena, MT 59602
    View details
    Land with Mountain Views
    $150,000
    5.05 Acres

    Land with Mountain Views

    5.05 acres for a secluded mountain retreat with views.

    Nhn High Country Rd, Plains, MT 59859
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    Montana Recreational Land with River
    $200,000
    29.02 Acres

    Montana Recreational Land with River

    29 acres with Little Blackfoot River access for recreation.

    Tbd Little Blackfoot Riv Little Blackfoot Riv Rd, Elliston, MT 59728
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    Helena, MT Land For Sale
    $275,000
    5.97 Acres

    Helena, MT Land For Sale

    6 acre homesite with lake and mountain views.

    8565 Eagle Vw Rd, Helena, MT 59602
    View details
    20 Acres with Mountain Views
    $189,000
    20.99 Acres

    20 Acres with Mountain Views

    20-acre parcel for estate or retreat with mountain views.

    30 Turk Rd, Helena, MT 59602
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    Clancy, MT Land for Sale
    $799,000
    14.00 Acres

    Clancy, MT Land for Sale

    14 acres bordering BLM land with wildlife and privacy.

    A-2 Clancy Creek Rd, Clancy, MT 59634
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    Montana Land Ready For Vision
    $125,000
    0.21 Acres

    Montana Land Ready For Vision

    0.21-acre lot near Corbin Rd, Jefferson City, MT

    Corbin Rd, Jefferson City, MT 59638
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    Jefferson City Land with Views
    $129,900
    2.00 Acres

    Jefferson City Land with Views

    Two-acre parcel with building site and beautiful views.

    295 Corbin Rd, Jefferson City, MT 59638
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    Land Overlooking Hauser Lake
    $400,000
    20.00 Acres

    Land Overlooking Hauser Lake

    20-acre land parcel with well and lake views.

    5255 Overlook Way, Helena, MT 59602
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    Land with Mountain Views
    $49,900
    5.41 Acres

    Land with Mountain Views

    5+ acre parcel near the Front Range in Montana.

    85 W Bitterroot Ln, Augusta, MT 59410
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    Land with Canyon and River Views
    $145,000
    11.18 Acres

    Land with Canyon and River Views

    11.18 acres with Missouri River and canyon views.

    Big Pine Ln, Cascade, MT 59421
    View details
    Secluded Acreage Near Helena, Montana
    $350,000
    46.31 Acres

    Secluded Acreage Near Helena, Montana

    46+ acres bordering public land, ideal Montana getaway.

    7-8 Turk Rd, Helena, MT 59602
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    Secluded Land Near Helena, MT
    $190,000
    22.24 Acres

    Secluded Land Near Helena, MT

    22 acres bordering public land with trees, views, and privacy.

    6750- Turk Rd, Helena, MT 59602
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    Secluded Mountain Property For Sale
    Contact for pricing

    Secluded Mountain Property For Sale

    320-acre Montana property with timber, creek, and expansive views.

    320A Turk Rd, Helena, MT 59602
    View details
    Historic Helena Auto Salvage Yard
    $2,500,000
    1,368 SF

    Historic Helena Auto Salvage Yard

    Prime Development Land, High Visibility

    3175 Prospect Ave, Helena, MT 59601
    View details
    Downtown Helena Commercial Condo
    Contact for pricing
    25,728 SF

    Downtown Helena Commercial Condo

    Commercial condo in downtown Helena, currently used as professional offices.

    800 N Last Chance Gulch, Helena, MT 59601
    View details

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    Big Sky Brokers, LLC
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Big Sky Brokers, LLC
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