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    895 Mud Lake Road Bigfork, MT 59911

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    Claim this Listing
    For Sale
    $3,500,000

    LAND - Bigfork, MT

    Lot size:
    79.74 Acres
    Added:
    Jun 4, 2025
    Days on Market:
    334
    Last Refresh:
    May 3 at 3:06 am

    Property Features for 895 Mud Lake Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    07383610101500000
    Lot size
    79.74 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    S10, T27 N, R19 W, TR 2 IN 1 & 2 EX W2W2 & NW4NE4
    Tax Annual Amount
    1345

    Utilities

    Sewer type
    Septic Tank, Private Sewer
    Water source
    Well
    Water front features
    Lake, Stream, Waterfront, Creek
    Water front
    1

    We can help!

    Listing Contact
    Genna Benn Bosley

    Listing agent Genna Benn Bosley License #RRE-RBS-LIC-109507

    Listing office Engel & Volkers Western Frontier - Bigfork 459 Electric Ave Ste F, Missoula, MT

    Listing date Jun 4, 2025

    MLS# 30048074 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.

    Overview

    Montana Wilderness Land with Creek

    This exceptional property features just under 80 acres of pristine Montana wilderness. Birch Creek flows through the land and merges at the north end of Mud Lake. The property offers a blend of timber and open meadow, providing both privacy and potential. Multiple ideal building sites are available for constructing a dream home. The location is surrounded by state land to the north and east, offering unmatched access to recreational opportunities. Sweeping views include Mt. Aeneas and Crater Mountain in the Swan Range, along with sights of Crane Mountain and the Mission Range to the south. The property is located in Bigfork, MT.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Bigfork
    County
    Flathead
    State
    Montana
    Longitude
    -113.9962702
    Latitude
    48.1193883

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    FAQs

    What type of property is this?
    Recreation land - Pristine 80-acre Montana wilderness with creek and mountain views.
    Where is this recreation land located?
    The property is located at 895 Mud Lake Road Bigfork, MT.
    What is the asking price?
    The asking price for this property is $3,500,000.
    What are key features of this property?
    This property features: Just under 80 acres of pristine Montana wilderness.; Birch Creek flows through the property and merges at Mud Lake.; Surrounded by state land to the north and east, providing unmatched access to recreational opportunities.
    (406) 274-3304
    We can help!
    Listing Contact
    Genna Benn Bosley
    Real Estate License ID: RRE-RBS-LIC-109507
    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.

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    895 Mud Lake Road, Bigfork, MT 59911

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