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    18600 Pole Gulch Three Forks, MT 59752

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    Claim this Listing
    For Sale
    $305,000

    LAND - Three Forks, MT

    Lot size:
    61.00 Acres
    Added:
    May 19, 2025
    Days on Market:
    351
    Last Refresh:
    May 4 at 4:06 am

    Property Features for 18600 Pole Gulch

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    0000RCE197
    Lot size
    61.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    PONDEROSA PINES, S11, T03 N, R03 E, Lot 383, ACRES 10.228, W2W2NE4SW4 COS 831; S11, T03 N, R03 E, Lot 382, ACRES 10.226, E2W2NE4SW4 COS 831; S11, T03 N, R03 E, Lot 384, ACRES 20.329, W2SE4SW4, COS 831; S11, T03 N, R03 E, Lot 397, ACRES 20.225, W2SE4NW4 COS 809
    Tax Annual Amount
    2529

    Utilities

    Water source
    Spring

    We can help!

    Listing Contact
    J.R. Tonjum
    J.R. Tonjum

    Listing agent J.R. Tonjum License #RBS-31039

    Listing office Realty One Group Peak 1001 W Oak Bldg. C Ste.111, Bozeman, MT

    Listing date May 19, 2025

    MLS# 402355 Listing URL

    Copyright © 2026 Big Sky Country 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

    Sixty Acres Near Bozeman, Montana

    This property features 60 acres of land near Bozeman, Montana, suitable for recreation or building a dream home. It includes an off-grid cabin equipped with a complete solar system and water rights for a developed spring. The pre-fab cabin comes furnished with indoor and outdoor furniture, appliances, and a wood stove heater. The off-grid system includes a water holding tank, solar arrays, and batteries. The cabin is prepped for a composting toilet and features a covered porch. An existing RV pad is also present. An old forest road provides access to the upper elevations of the lots. A developed spring is located on the neighboring lot, with water rights and a recorded easement in place. The acreage is mostly wooded, providing wildlife habitat and privacy for hiking and relaxation. The property consists of four separately deeded lots, including two 10-acre tracts and two 20-acre tracts. Year-round access is available, with 4x4 recommended as needed. The west side of the Clarkston community borders public land and the Missouri River, offering outdoor recreation opportunities. Nearby attractions include Headwaters State Park and Buffalo Jump State Park. The Gallatin, Madison, and Missouri Rivers provide fishing and floating activities. The local towns of Three Forks and Manhattan are approximately 25 miles away, and Bozeman is about 45 miles away.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Three Forks
    County
    Gallatin
    State
    Montana
    Longitude
    -111.32093
    Latitude
    46.025655

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    FAQs

    What type of property is this?
    Land - 60 acres near Bozeman with off-grid cabin and water rights.
    Where is this land located?
    The property is located at 18600 Pole Gulch Three Forks, MT.
    What is the asking price?
    The asking price for this property is $305,000.
    What are key features of this property?
    This property features: 60 Acres near Bozeman, Montana: Large acreage provides ample space.; Off‑Grid Cabin with Solar and Water Rights: Functional cabin equipped with essential off‑grid systems.; Four Separately Deeded Lots: Offers flexibility for development or resale.
    (406) 580-9926
    We can help!
    Listing Contact
    J.R. Tonjum
    J.R. Tonjum
    Real Estate License ID: RBS-31039
    Learn More
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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.

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    18600 Pole Gulch, Three Forks, MT 59752

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