Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    6970 Pineview Rd Custer, MT 59024

    Sponsored
    For Sale
    $6,000,000

    Farm/Estate - Custer, MT

    Type:Farm
    Property size:
    2,283 SF
    Lot size:
    1,261.00 Acres
    Days on Market:
    165
    Last Refresh:
    Feb 20 at 8:06 pm

    Property Features for 6970 Pineview Rd

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
    Bedrooms
    2
    Bathrooms
    2
    Parking features
    Garage
    Size
    2,283 SF
    Lot size
    1,261.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Wade Keller

    United Country Northwest Realty & Auction (406) 654-2881

    Listing agent Wade Keller (406) 654-2881

    Listing date Sep 9, 2025

    MLS# 11571486 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.

    Learn more

    Property Insight Report

    Overview

    Montana Ranch with Creek and Home

    The Buffalo Creek Ranch, situated in the Bull Mountains of Montana, features a custom 2283 sq. ft. log home built in 2004 overlooking Buffalo Creek. The property includes productive hay fields, with over 335 acres of grass/alfalfa mixed hay fields. Bordering 640 acres of landlocked BLM, the property gains access to timbered bedding grounds. The ranch is located in the 590 special permit area and offers landowner preference. The acreage breakdown includes 1,261 deeded acres, with 335 acres fallow, 822 acres grazing, and 104 acres forest. Improvements include the 2004 custom log home with 2 bedrooms, 2 baths, and a 2-car garage, a 2003 40'x100' shop/equipment storage building, and a 2003 36'x60' barn with a corral with automatic waterers, maternity pen, and tack room. Water resources include Buffalo Creek (seasonal) and two developed springs. A 35 GPM well supplies all the structures and two rubber tire tanks for stock use, and an additional 9 GPM well on the northeastern section of the ranch supplies cattle and wildlife with water. Water rights are available upon request and will be transferred to the buyer at closing. The climate features average summer temperatures in the mid-80's and average winter snowfall of approximately 40 inches. The area receives around 13 inches of rainfall annually. All minerals currently owned by the seller will transfer.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Custer
    County
    Yellowstone
    State
    Montana
    Longitude
    -107.90384
    Latitude
    46.279833

    Nearby Similar for Sale

    • $19,816,000
      19,816.00 Acres

      Montana Ranch with Production, Recreation

      Productive ranch near Custer, MT, with homes, shop, and facilities.
      6031 Musellshell Trl Rd, Custer, MT 59024
      View Details
    • $395,000
      2,119 SF

      Junction City Saloon and Motel

      Profitable saloon, restaurant, gaming, and motel business opportunity.
      510 2Nd Ave, Custer, MT 59024
      View Details
    • $395,000
      0.48 Acres

      Junction City Saloon & Motel

      Profitable Montana Business w/ Motel
      510 2Nd Ave, Custer, MT 59024
      View Details

    FAQs

    What type of property is this?
    Ranch - Ranch featuring a custom log home, hay fields, and water resources.
    Where is this ranch located?
    The property is located at 6970 Pineview Rd Custer, MT.
    What is the asking price?
    The asking price for this property is $6,000,000.
    What are key features of this property?
    This property features: - Prime Montana Location: Enjoy stunning views and abundant wildlife in the sought-after Bull Mountains.; - Landowner Preference: Located in the 590 special permit area, increasing your chances of drawing hunting permits.; - Extensive Water Resources: Features Buffalo Creek (seasonal), developed springs, and wells for various needs.
    (406) 654-2881
    Request Owner's contact information
    6970 Pineview Rd Custer, MT 59024
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    6970 Pineview Rd
    Custer, MT 59024
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    6970 Pineview Rd Custer, MT 59024
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Wade Keller
    (406) 654-2881
    Learn more
    Google sign-in failed. Please try again or use another login method.