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    1187 Hodgson Rd Columbia Falls, MT 59912

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    Sponsored
    For Sale
    $16,600,000

    MULTI_FAMILY - Other - Columbia Falls, MT

    Type:Cabin
    Property size:
    10,905 SF
    Lot size:
    40.00 Acres
    Days on Market:
    1
    Last Refresh:
    Mar 17 at 10:06 pm

    Property Features for 1187 Hodgson Rd

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Cabin
    TransactionType
    Standard
    Standard status
    Active
    Security features
    Security
    Spa
    1
    Rooms
    Laundry Room, Basement
    APN
    07418521401200000
    Parking features
    Open, RV, Garage
    Interior features
    Fireplace, VaultedCeilings, WalkInClosets, WiredForSound, WetBar
    Exterior features
    BuiltInBarbecue, Balcony, Barbecue, Garden, HotTubSpa, RainGutters, RvHookup, Storage
    Fireplace
    1
    Appliances
    Dryer, Dishwasher, Microwave, Range, Refrigerator, WaterSoftener, Washer
    Size
    10,905 SF
    Lot size
    40.00 Acres

    Utilities

    Sewer type
    Private Sewer, Septic Tank
    Heating system
    Zoned, Geothermal (Heating), Heat Pump (Heating)
    Cooling system
    Central Air
    Water source
    Private, Well
    Water front features
    Pond, Waterfront
    Water front
    1

    Building Details

    Year built
    1993
    Floors in Building
    3
    Number of units
    3
    Building materials
    Log, LogSiding, WoodSiding
    Roof type
    Metal, Asphalt
    Architectural style
    Other
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Jennifer Shelley
    Jennifer Shelley

    PureWest Real Estate (406) 751-5605

    Listing agent Jennifer Shelley (406) 249-8929 License #RRE-RBS-LIC-17330

    Listing date Mar 17, 2026

    MLS# 30067035 Listing URL

    Copyright © 2026 Montana Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Montana Horse Ranch and Venue

    This prestigious horse ranch is set on 40 acres with views of Swan Mountain and Whitefish Mountain Resort. The Montana estate combines luxury living, equestrian function, and privacy. Anchored by a custom 8,567 square foot Montana Log Works home with 4 bedrooms and 6 bathrooms, the property showcases craftsmanship and care across its 10,905 square feet of living space in multiple residences. Currently operating as a wedding venue, it is suited for various uses, including a corporate retreat, equestrian facility, event venue, multi-generational property, or ranching and farming operation. The land features 3 ponds with water features, a large stable with an indoor arena, a covered round pen, loafing sheds, a hay shed, a barn, and a greenhouse. The main home offers expansive living areas and log accents. A rustic guest home and a separate apartment provide accommodations for guests or caretakers. The land is fully fenced and cross-fenced into 5 pastures. In total, the property offers 7 bedrooms and 9 bathrooms, including a three-quarter bath in the barn. The landscaped property features over 60 fruit trees, a garden shed, a powered chicken coop, and gathering spaces including an entertainment gazebo near the barn and another gazebo overlooking one of the ponds. A sauna, hot tub and covered outdoor grilling and entertainment area create a setting to relax and enjoy Montana's seasons. The property is located near the amenities of the Flathead Valley, with Whitefish Mountain Resort and Glacier National Park a short drive away. With no HOA, zoning, or CCR restrictions, this estate offers freedom and versatility.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Triple B Ranch ... Wedding Service Subway Management Office Business Management Consultant

    Suggested Use

    Real Estate Agency Bar & Pub

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Columbia Falls
    County
    Flathead
    State
    Montana
    Longitude
    -114.2908685
    Latitude
    48.3449057

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    FAQs

    What type of property is this?
    Horse & equestrian property - Prestigious 40-acre horse ranch with multiple residences and venue potential.
    Where is this horse & equestrian property located?
    The property is located at 1187 Hodgson Rd Columbia Falls, MT.
    What is the asking price?
    The asking price for this property is $16,600,000.
    What are key features of this property?
    This property features: - Prestigious 40-acre horse ranch with Swan Mountain and Whitefish Mountain Resort views; - 8,567 SF custom Montana Log Works home with 4 bedrooms and 6 bathrooms, plus additional guest home and apartment, totaling 7 bedrooms and 9 bathrooms; - Extensive equestrian facilities including a large stable with indoor arena, covered round pen, loafing sheds, and fenced/cross-fenced pastures
    (406) 249-8929
    Request Owner's contact information
    1187 Hodgson Rd Columbia Falls, MT 59912
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    Columbia Falls, MT 59912
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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
    1187 Hodgson Rd Columbia Falls, MT 59912
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    We can help!
    Listing Contact
    Jennifer Shelley
    Jennifer Shelley
    Real Estate License ID: RRE-RBS-LIC-17330
    (406) 249-8929 (406) 300-5780
    Learn more
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