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    2825 & 2830 Highway 78 S Absarokee, MT 59001

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    Claim this Listing
    For Sale
    $1,799,000

    Land, Other - Absarokee, MT

    Property size:
    2,378 SF
    Lot size:
    19.14 Acres
    Price / SF:
    $756/SF
    Added:
    Dec 10, 2025
    Days on Market:
    141
    Last Refresh:
    Apr 30 at 4:06 pm

    Property Features for 2825 & 2830 Highway 78 S

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    NONE - None/Unknown
    Bedrooms
    5
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Standard status
    Active
    APN
    0004200576
    Size
    2,378 SF
    Lot size
    19.14 Acres

    Utilities

    Heating system
    Forced Air
    Cooling system
    Ceiling Fan(s)
    Water front features
    Creek|River Front|River Access, Creek|River Front|River Access

    Building Details

    Year built
    1965
    Architectural style
    Other

    We can help!

    Listing Contact
    Cody Adams

    Listing agent Cody Adams

    Listing office Engel & Völkers Bozeman 106 East Babcock, Suite 1C, Bozeman, MT

    Listing date Dec 10, 2025

    MLS# 403347 Listing URL

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

    Overview

    Montana Recreational Land with River Frontage

    This 19+ acre property is located in a scenic valley with a ranching history. Situated on the historic Bozeman Trail and the banks of the East Rosebud River, the property offers trout fishing. Two additional creeks, Agency Creek and Sheep Creek, meander through the property, feeding the meadows and providing grazing ground for animals and abundant wildlife. The property has views of the Beartooth Mountains. It is located a 5-mile drive to Absarokee, and 15 minutes from Columbus and Interstate 90. The Custer National Forest and the Stillwater River are 15 minutes away, offering hiking, rafting, hunting, fishing, kayaking, and biking. The town of Red Lodge and Red Lodge Ski Hill are a 30-minute drive from the property. The existing 2378 square foot home can be remodeled, or a new home can be built on the site with meadow and river views and the Beartooth Mountain Range in the background. The property is located at 2825 & 2830 Highway 78 S, Absarokee, MT 59001.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    (Bike/Boat/Book/etc) Store Bed & Breakfast Butcher Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Absarokee
    County
    Stillwater
    State
    Montana
    Longitude
    -109.451691
    Latitude
    45.4556651

    Nearby Similar for Sale

    • $704,000
      6,900 SF

      Historic Absarokee Hotel Conversion Opportunity

      11-unit property with conversion potential in recreational gateway location.
      10 S Woodard Ave, Absarokee, MT 59001
      View Details
    • $349,000

      Profitable Whitewater Rafting Business

      Established whitewater rafting company for sale with growth potential.
      1 N Stillwater Rd, Absarokee, MT, 59001-6236
      View Details
    • $704,000

      Historic Absarokee Hotel Conversion Opportunity

      11-unit property with conversion potential in Absarokee, Montana.
      10 S. Woodard Ave, Absarokee, MT 59001
      View Details

    FAQs

    What type of property is this?
    Ranch - 19+ acre recreational oasis with river and mountain views.
    Where is this ranch located?
    The property is located at 2825 & 2830 Highway 78 S Absarokee, MT.
    What is the asking price?
    The asking price for this property is $1,799,000.
    What are key features of this property?
    This property features: Prime trout fishing on the East Rosebud River with river frontage and access.; 19+ acre property with two additional creeks and lush meadows.; Breathtaking views of the Beartooth Mountains in a serene setting.
    (864) 414-5378
    We can help!
    Listing Contact
    Cody Adams
    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.

    More about this property
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