Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    1825 Copper Cliff Drive Potomac, MT 59823

    View on Map
    For Sale
    $249,999

    LAND - Potomac, MT

    Lot size:
    8.22 Acres
    Added:
    Sep 4, 2025
    Days on Market:
    216
    Last Refresh:
    Apr 7 at 2:06 pm

    Property Features for 1825 Copper Cliff Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    04220429101110000
    Lot size
    8.22 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    S29, T13 N, R15 W, C.O.S. 3824, PARCEL 42B, JORDAN RANCH TRACTS, IN SE1/4, 8.22 ACRES
    Tax Annual Amount
    1025

    Utilities

    Sewer type
    Private Sewer, Septic Tank
    Water source
    Well

    We can help!

    Listing Contact
    Kerry Duff
    Kerry Duff

    Listing agent Kerry Duff License #RRE-BRO-LIC-45501

    Listing office Twite Realty Corp 410 Expressway Suite C PO Box 16203, Missoula, MT

    Listing date Sep 4, 2025

    MLS# 30057024

    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.

    Overview

    Potomac Valley Land Opportunity

    Located in the Potomac Valley, this 8.22-acre lot offers a secluded setting suitable for building a home. The property features landscapes and tree coverage, providing privacy. It is equipped with electricity, a well, and a septic system. A road or trail system provides access throughout the property. The land has light covenants, allowing for flexible use. The property is located in a community known for its friendly and supportive neighbors. Situated approximately 40 minutes from Missoula, residents have access to amenities while enjoying a rural environment. This property is suitable for those seeking a retreat, a building site, or a quiet escape into nature.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Potomac
    County
    Missoula
    State
    Montana
    Longitude
    -113.587
    Latitude
    46.8727

    Nearby Similar for Sale

    • $995,000

      Potomac, MT Land For Sale

      Rare 100-acre property bordering public lands with year-round water access.
      6300 Camas Creek Road, Potomac, MT 59823
      View Details
    • $2,250,000
      14,250 SF

      Highway 200 Mixed-Use Property

      8.16-acre mixed-use property with shops and custom home.
      124 Morrison Ln, Potomac, MT 59823
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Private, ready-to-develop lot with utilities and light covenants.
    Where is this residential land & home lot located?
    The property is located at 1825 Copper Cliff Drive Potomac, MT.
    What is the asking price?
    The asking price for this property is $249,999.
    What are key features of this property?
    This property features: Ready‑to‑develop lot with existing well, septic system, and electricity; Private and secluded setting in Potomac Valley with abundant tree coverage; Easy access to the property via an existing road/trail system
    (406) 207-5687
    We can help!
    Listing Contact
    Kerry Duff
    Kerry Duff
    Real Estate License ID: RRE-BRO-LIC-45501
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!