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    31022 Beavertail Road - 1070 acres Clinton, MT 59825

    View on Map
    For Sale
    $4,180,000

    LAND - Clinton, MT

    Lot size:
    910.00 Acres
    Added:
    Jul 31, 2025
    Days on Market:
    246
    Last Refresh:
    Apr 2 at 3:06 am

    Property Features for 31022 Beavertail Road - 1070 acres

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    04503711101010000
    Lot size
    910.00 Acres

    Taxes and HOA fees

    TaxYear
    2025
    TaxDescription
    Numerous, contact listing agent.
    TaxAnnualAmount
    3600

    Utilities

    Sewer type
    Septic Tank, Private Sewer
    Water source
    Well
    Water front features
    Waterfront, River Front, Creek
    Water front
    1

    Building Details

    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Lance Koch
    Lance Koch

    Listing agent Lance Koch License #RRE-BRO-LIC-63021

    Listing office Berkshire Hathaway HomeServices - Missoula 1020 South Avenue W, Missoula, MT

    Listing date Jul 31, 2025

    MLS# 30054389

    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

    Montana Ranch with River Frontage

    This historic Montana ranch, available for the first time in over a century, is located approximately 25 minutes from Missoula. The property encompasses approximately 1070 acres, offering a combination of river frontage, privacy, productivity, and recreational opportunities. The land features a blend of pasture, timber, and gentle hills, making it both usable and scenic. Multiple water rights, including historic flood and sprinkler irrigation from the Clark Fork River dating to the 1890s, provide agricultural potential. The ranch borders Forest Service and State Land, offering opportunities for hunting, riding, and exploring. Improvements include a modest ranch home with light updates, and several outbuildings including a classic barn, providing storage and function. Unique features include two railroad tunnels and a historic railroad power station. The property is located near Beavertail Pond and the Clark Fork River, and close to Rock Creek.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Clinton
    County
    Missoula
    State
    Montana
    Longitude
    -113.676
    Latitude
    46.774

    FAQs

    What type of property is this?
    Ranch - Historic ranch featuring river frontage, water rights, and recreational opportunities.
    Where is this ranch located?
    The property is located at 31022 Beavertail Road - 1070 acres Clinton, MT.
    What is the asking price?
    The asking price for this property is $4,180,000.
    What are key features of this property?
    This property features: 1070 acres of land with river frontage, just 25 minutes from Missoula; Multiple water rights, including historic irrigation from the Clark Fork River; Borders Forest Service and State Land, providing access to extensive recreational opportunities
    (406) 531-3500
    We can help!
    Listing Contact
    Lance Koch
    Lance Koch
    Real Estate License ID: RRE-BRO-LIC-63021
    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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