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    Resort RV Lot with Lake Views Title is generated by Realmo AI

    28766 Lake Glass Lane, Big Arm, MT 59910

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    Claim this Listing
    For Sale
    $188,900

    LAND - Big Arm, MT

    Lot size:
    0.10 Acres
    Added:
    Feb 6, 2026
    Days on Market:
    120
    Last Refresh:
    Jun 6 at 11:06 am

    Property Features for 28766 Lake Glass Lane

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    RV
    Exterior features
    PropaneTankOwned
    Standard status
    Active
    APN
    15346733301240000
    Lot size
    0.10 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Wild Horse RV Resort Phase 1 Lot 4 S33T34NR21W
    Tax Annual Amount
    432

    Utilities

    Utilities
    Propane

    We can help!

    Listing Contact
    John Busic

    Listing agent John Busic License #RRE-RBS-LIC-90038

    Listing office eXp Realty - Kalispell 1205 S Main St Ste. 335, Kalispell, MT

    Listing date Feb 6, 2026

    MLS# 30065002 Listing URL

    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.

    HighLights

    • Unobstructed Flathead Lake and Rocky Mountain views from an elevated lot in a gated community.
    • Heavy‑duty 20' x 80' concrete pad suitable for Class A coaches up to 45' with full hookups and 15/30/50‑amp electrical service.
    • Short‑term rental potential for income generation.
    • Prime recreational location with easy access to Glacier National Park, Whitefish Ski Resort, Blacktail Ski area, and Flathead Lake State Park.
    • Less than half mile to Flathead Lake, with nearby restaurant/casino/lounge with boat docking, fishing, boat rentals and boat tours.
    • Pet‑friendly: Up to two (2) dogs or cats allowed.

    Overview

    This resort RV lot is located within an exclusive 12-lot gated community, offering views of Flathead Lake and the Rocky Mountains. Situated less than half a mile from the lake, the elevated Lot #4 provides clear views and privacy. It features a heavy-duty 20' x 80' concrete pad suitable for Class A coaches up to 45', along with river rock landscaping and 15/30/50-amp electrical service. 5G internet is available. Full hookups are included, providing year-round water, sewer, and trash pickup, with snow removal as a shared expense. The property allows up to two dogs or cats. Short-term rentals are permitted when the property is not in use. The location offers recreational opportunities with an easy drive to Glacier National Park and ski areas like Whitefish Ski Resort and Blacktail Ski area. A public boat ramp is located less than three miles away at Flathead Lake State Park in Big Arm, along with fishing and hiking trails. A restaurant, casino, and lounge with boat docking, fishing, boat rentals, and boat tours are located nearby. The town of Polson, with shopping, restaurants, markets, and the Miracle of America Museum, is eleven miles away. The lot size is 0.103 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Map

    City
    Big Arm
    County
    Lake
    State
    Montana
    Longitude
    -114.297193
    Latitude
    47.793205

    FAQs

    What type of property is this?
    Mobile home & RV park - RV lot in gated community with Flathead Lake views.
    Where is this mobile home & rv park located?
    The property is located at 28766 Lake Glass Lane Big Arm, MT.
    What is the asking price?
    The asking price for this property is $188,900.
    What are key features of this property?
    This property features: Unobstructed Flathead Lake and Rocky Mountain views from an elevated lot in a gated community.; Heavy‑duty 20' x 80' concrete pad suitable for Class A coaches up to 45' with full hookups and 15/30/50‑amp electrical service.; Short‑term rental potential for income generation.
    (406) 298-3050
    We can help!
    Listing Contact
    John Busic
    Real Estate License ID: RRE-RBS-LIC-90038
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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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