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    Waterfront Recreation Land Parcel Title is generated by Realmo AI

    Tract B-2 Camp Tuffit Road, Proctor, MT 59929

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    Claim this Listing
    For Sale
    Under Contract
    $990,000

    LAND - Proctor, MT

    Lot size:
    4.20 Acres
    Added:
    Feb 25, 2025
    Days on Market:
    466
    Last Refresh:
    Jun 6 at 6:06 am

    Property Features for Tract B-2 Camp Tuffit Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Residential
    Standard status
    Active Under Contract
    APN
    15358113101090000
    Lot size
    4.20 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    S13, T25N, R22W, COS 7485 Acres 4.2, Tract B-2
    Tax Annual Amount
    1935

    Utilities

    Water front features
    Navigable Water, Lake, Waterfront
    Water front
    1

    We can help!

    Listing Contact
    Tami Sanderson
    Tami Sanderson

    Listing agent Tami Sanderson License #RRE-BRO-LIC-12386

    Listing office PureWest Real Estate - Polson 50249 Hwy 93 S, Kalispell, MT

    Listing date Feb 25, 2025

    MLS# 30041548 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.

    HighLights

    • 4.2‑acre parcel with 197' of private shoreline along Lake Mary Ronan
    • Waterfront features include navigable water, lake access, and waterfront setting
    • Wooded property near Lake Mary Ronan State Park
    • Nearby recreation includes Wild Horse Island and Flathead Lake
    • Convenient access to Glacier National Park and Blacktail Ski Resort
    • Between Glacier International Airport and Missoula International Airport for travel convenience

    Overview

    Rare waterfront land opportunity on a 4.2-acre wooded parcel along the shores of Lake Mary Ronan, featuring 197 feet of private shoreline. The tract is described as a serene retreat that combines a natural setting with direct access to lakefront living.

    The property is located just a short distance from the Lodge at Lake Mary Ronan and near Lake Mary Ronan State Park. The surrounding area is positioned for access to additional outdoor destinations, including Wild Horse Island, Flathead Lake, Glacier National Park, the National Bison Range, and Blacktail Ski Resort. It is also described as being between Glacier International Airport and Missoula International Airport, supporting convenient travel.

    This type of waterfront site is a strong fit for buyers seeking a private lakeside setting in a residential-zoned area where they can pursue personal recreation uses and possible development planning. With its combination of wooded privacy and meaningful shoreline frontage, the parcel may appeal to investors or end users looking for a distinctive Montana property centered on the lake lifestyle.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Hotel & Motel (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Proctor
    County
    Lake
    State
    Montana
    Longitude
    -114.3820272
    Latitude
    47.9209072

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    FAQs

    What type of property is this?
    Waterfront Land - Wooded parcel with private Lake Mary Ronan shoreline, offering a secluded setting for lakeside recreation and development.
    Where is this waterfront land located?
    The property is located at Tract B-2 Camp Tuffit Road Proctor, MT.
    What is the asking price?
    The asking price for this property is $990,000.
    What are key features of this property?
    This property features: 4.2‑acre parcel with 197' of private shoreline along Lake Mary Ronan; Waterfront features include navigable water, lake access, and waterfront setting; Wooded property near Lake Mary Ronan State Park
    (406) 883-0961
    We can help!
    Listing Contact
    Tami Sanderson
    Tami Sanderson
    Real Estate License ID: RRE-BRO-LIC-12386
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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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