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    15 Torry Rd Cameron, MT 59720

    View on Map
    Sponsored
    For Sale
    $295,000

    LAND - Cameron, MT

    Lot size:
    20.06 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 19 at 6:06 pm

    Property Features for 15 Torry Rd

    General Information

    Special listing conditions
    Standard
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    APN
    25008202101800000
    Lot size
    20.06 Acres

    Utilities

    Water front features
    Creek, Waterfront
    Water front
    1

    We can help!

    Listing Contact
    Dot Merrill
    Dot Merrill

    Keller Williams Realty Western Montana (406) 926-3434

    Listing agent Dot Merrill (406) 570-9067 License #RRE-BRO-LIC-62146

    Listing date Mar 18, 2026

    MLS# 30067016

    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

    Recreational Land with RV Amenities

    This 20.058-acre recreational land is RV ready and suitable for building a new home. It features a well, septic system, power, an RV deck, and a 12' x 28' storage shed. The wood-sided shed has a metal roof and a 7' H x 9' W metal door with a ramp, ideal for toy storage. A covered porch at the front of the shed overlooks Sheep Creek, which is lined with willows and quaking aspens. A 10' walking easement provides access to the Madison River for fishing. Sheep Creek Forest Service Access is nearby. The property offers 360-degree views of mountain ranges, including Wall Creek, Horn Mountain, Lobo Mesa, and Freeze Out. Located in "Sportsman's Paradise," the property has covenants but no formal HOA. It is less than an hour from Ennis, less than 45 minutes from Yellowstone National Park or downhill skiing at Big Sky, and within 2 hours of Bozeman's International Airport. Quake, Hebgen, Henry's, Cliff, and Wade Lakes are also nearby. The property is suited for various recreational activities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Big Box & Wholesale Store Hotel & Motel Food Market Real Estate Agency Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Cameron
    County
    Madison
    State
    Montana
    Longitude
    -111.445677
    Latitude
    44.819158

    FAQs

    What type of property is this?
    Recreation land - 20-acre recreational land with well, septic, power, and storage shed.
    Where is this recreation land located?
    The property is located at 15 Torry Rd Cameron, MT.
    What is the asking price?
    The asking price for this property is $295,000.
    What are key features of this property?
    This property features: - RV ready property with well, septic, and power already installed.; - Includes a 12' x 28' storage shed with covered porch overlooking Sheep Creek.; - 10' walking easement to the Madison River for fishing.
    (406) 570-9067
    Request Owner's contact information
    15 Torry Rd Cameron, MT 59720
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    Cameron, MT 59720
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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
    15 Torry Rd Cameron, MT 59720
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    We can help!
    Listing Contact
    Dot Merrill
    Dot Merrill
    Real Estate License ID: RRE-BRO-LIC-62146
    (406) 570-9067 (406) 926-3434 (406) 682-3363
    Learn more
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