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    The Largest CRE Database in the US with Over 1 Million Listings

    6441 Mullan Road Missoula, MT 59808

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    Claim this Listing
    For Sale
    $10,500,000

    LAND - Missoula, MT

    Lot size:
    140.00 Acres
    Added:
    Jan 8, 2026
    Days on Market:
    92
    Last Refresh:
    Apr 10 at 9:06 pm

    Property Features for 6441 Mullan Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Fenced
    Standard status
    Active
    APN
    04219914404080000
    Lot size
    140.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Lengthly-see Tax Id #'s: 1427704,936708,936804,1427800,5856752,5879905
    Tax Annual Amount
    7859

    Utilities

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

    Building Details

    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Shelly Evans
    Shelly Evans

    Listing agent Shelly Evans License #RRE-BRO-LIC-14230

    Listing office Missoula Realty 2110 S Reserve St, Missoula, MT

    Listing date Jan 8, 2026

    MLS# 30063574

    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 Riverfront Acreage Opportunity

    This extraordinary property encompasses over 140 acres of riverfront land in Montana, presenting a unique opportunity for developers, builders, and investors. Its location combines accessibility to city services and transportation corridors with natural surroundings. The property is suitable for large-scale residential development, mixed-use projects, or luxury estate communities. Its riverfrontage allows for the design of high-value homes or private estates with views. Existing infrastructure, including utilities and access points, aims to reduce development costs and accelerate project timelines. The site's historic significance offers branding potential for heritage-inspired developments. This parcel offers scale, flexibility, and long-term growth potential for builders, developers, and real estate investors seeking Montana acreage. The property is located in Missoula, Montana.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Auto Repair Shop Auto Parts Store Kitchen & Bath Showroom HVAC Service Bar & Pub Garden Center Grocery & Convenience Store Cafe & Coffee Shop Daycare Center Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Missoula
    County
    Missoula
    State
    Montana
    Longitude
    -114.085954
    Latitude
    46.884087

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    FAQs

    What type of property is this?
    Residential land & home lot - 140+ acres of versatile land near city services.
    Where is this residential land & home lot located?
    The property is located at 6441 Mullan Road Missoula, MT.
    What is the asking price?
    The asking price for this property is $10,500,000.
    What are key features of this property?
    This property features: Over 140 acres of versatile, buildable riverfront land offering large‑scale development potential.; Strategic location near major city services and transportation corridors.; Existing infrastructure reduces upfront development costs and accelerates project timelines.
    (406) 544-8570
    We can help!
    Listing Contact
    Shelly Evans
    Shelly Evans
    Real Estate License ID: RRE-BRO-LIC-14230
    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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