Add Listing
    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

    9430 Hwy 93 S Lolo, MT 59847

    View on Map
    For Sale
    $2,800,000

    LAND - Lolo, MT

    Lot size:
    218.40 Acres
    Added:
    Apr 18, 2025
    Days on Market:
    354
    Last Refresh:
    Apr 6 at 10:06 am

    Property Features for 9430 Hwy 93 S

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Agricultural
    Standard status
    Active
    APN
    04209222301030000
    Lot size
    218.40 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    S23, T12 N, R20 W, C.O.S. PLAT B, PT NW4 SW4 25AC S22, T12 N, R20 W, C.O.S. PLAT A4-2/DO, SE4 SE4 E OF R/W & POR A COS 4767 IN SW4 SW4 23-12-20 PLAT A4-2 & D-O 22-12-20 13.40 AC S22, T12 N, R20 W, C.O.S. PLAT A4-2, PT N2 SE4, S2 NE4, NE4 NW4 & E2 SE4 NW4 ALL E OF H/W PT N2 NE4 S OF RIVER PLAT A4-2
    Tax Annual Amount
    1354

    Utilities

    Water source
    Private
    Water front features
    River Front, Waterfront
    Water front
    1

    Building Details

    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Dawn Maddux
    Dawn Maddux

    Listing agent Dawn Maddux License #RRE-BRO-LIC-31860

    Listing office Engel & Volkers Western Frontier - Missoula 321 N Higgins Ave, Missoula, MT

    Listing date Apr 18, 2025

    MLS# 30046332

    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

    Productive Ranch with Bitterroot River Frontage

    This working ranch, located just outside of Lolo, Montana, spans approximately 218 acres. The property includes 7/8 of a mile of Bitterroot River frontage, offering private access to the river. The land can produce up to 80 acres of wheat and 80 acres of hay. A newly installed pivot irrigation system, extensive water rights, and multiple ponds support the ranch's agricultural potential. Infrastructure includes a large hay barn and enclosed garage. The ranch is equipped for livestock and can support up to 100 head of cattle. The property is located minutes from Lolo and a short drive from Missoula.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Real Estate Agency Building Supply

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

    Location Insight

    • Map
    • Local Demand
    City
    Lolo
    County
    Missoula
    State
    Montana
    Longitude
    -114.092323
    Latitude
    46.7853597

    Nearby Similar for Sale

    • $2,800,000

      Productive Ranch with Bitterroot River Frontage

      218-acre ranch with 7/8 mile Bitterroot River frontage near Lolo.
      9430 Hwy 93 S, Lolo, MT 59847
      View Details
    • $1,500,000

      Lolo Investment Opportunity

      10+ acres with homes and RV lots near Highway 93.
      12900 US Hwy 93 S, Lolo, MT 59847
      View Details
    • $1,695,000
      4,612 SF

      Lolo Commercial Property For Sale

      Commercial property in Lolo, Montana with established tenants.
      11400 Hwy 93 S, Lolo, MT 59847
      View Details
    • $3,295,000

      Lolo Peak Brewery Opportunity

      Brewery and restaurant with real estate and licenses included.
      6201 Brewery Way, Lolo, MT 59847
      View Details

    FAQs

    What type of property is this?
    Ranch - 218-acre working ranch with 7/8 mile Bitterroot River frontage.
    Where is this ranch located?
    The property is located at 9430 Hwy 93 S Lolo, MT.
    What is the asking price?
    The asking price for this property is $2,800,000.
    What are key features of this property?
    This property features: 7/8 mile of Bitterroot River frontage with private access; Approximately 218 acres of productive land, suitable for wheat, hay, and livestock; Extensive water rights and newly installed pivot irrigation system
    (406) 550-4131
    We can help!
    Listing Contact
    Dawn Maddux
    Dawn Maddux
    Real Estate License ID: RRE-BRO-LIC-31860
    Learn More
    Request Owner's contact information
    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.
    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
    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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!