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    205 Ross Rd Great Falls, MT 59405

    View on Map
    Sponsored
    For Sale
    $3,600,000

    Farm/Estate - Great Falls, MT

    Type:Farm
    Lot size:
    482.29 Acres
    Days on Market:
    3
    Last Refresh:
    Mar 13 at 2:06 pm

    Property Features for 205 Ross Rd

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Parking features
    Garage
    Lot size
    482.29 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Trampus Corder
    Trampus Corder

    Corder and Associates, LLC (406) 622-3224

    Listing agent Trampus Corder (406) 622-3224

    Listing date Mar 11, 2026

    MLS# 11671614 Listing URL

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

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    Property Insight Report

    Overview

    Montana Farm and Estate Opportunity

    This 482.29 acre property is located just south of Great Falls in Cascade County, Montana. It features approximately 322.69 acres of productive pasture and 158.6 acres of tillable ground. The property is equipped with quality perimeter and cross fencing, established corrals, and natural water sources, including springs. A well producing approximately 12 GPM is present, and water rights are in place. Legal access is available throughout the property. Improvements include an existing 3-bedroom farmhouse built in 1890, a lean-to, and a detached garage. Currently generating $12,000 per year through a pasture lease, the property offers immediate income. The land could be continued as a full-scale ranching operation, enhanced with additional ag improvements, strategically subdivided (subject to county approval) for rural residential development, or held as a generational land investment. The property offers potential for a working cattle operation, an investment-grade land hold, or a future residential development opportunity. It has no covenants or HOA restrictions. The existing homestead offers a foundation for renovation, rental income, or ranch headquarters.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Great Falls
    County
    Cascade
    State
    Montana
    Longitude
    -111.305562
    Latitude
    47.381915

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    FAQs

    What type of property is this?
    Farm - 482.29 acre farm with income potential near Great Falls.
    Where is this farm located?
    The property is located at 205 Ross Rd Great Falls, MT.
    What is the asking price?
    The asking price for this property is $3,600,000.
    What are key features of this property?
    This property features: - 482.29± deeded acres featuring **322.69± acres of pasture and 158.6 acres of tillable ground**, ideal for cattle or farming.; - Currently generating $12,000 per year through pasture lease with potential for increased returns from multiple income streams.; - Excellent infrastructure includes quality fencing, established corrals, natural springs, and a well producing approximately 12 GPM.
    (406) 231-8515
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    205 Ross Rd Great Falls, MT 59405
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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
    205 Ross Rd Great Falls, MT 59405
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    We can help!
    Listing Contact
    Trampus Corder
    Trampus Corder
    Real Estate License ID: BRO-38039
    (406) 231-8515 (406) 622-3224 (406) 799-5908
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