Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    NHN Hillside Dr Miles City, MT 59301

    View on Map
    Pending
    $99,000

    LAND - Miles City, MT

    Lot size:
    20.48 Acres
    Added:
    Feb 25, 2026
    Days on Market:
    35
    Last Refresh:
    Apr 1 at 4:06 am

    Property Features for NHN Hillside Dr

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    000RJA1600
    Lot size
    20.48 Acres

    Taxes and HOA fees

    TaxYear
    2024
    TaxDescription
    S14, T04 N, R45 E, C.O.S. 86480, ACRES 20.484, TRACT 13, IN SE
    TaxAnnualAmount
    203

    We can help!

    Listing Contact
    Jason Mascari

    Listing agent Jason Mascari License #BRO-53417

    Listing office Montana Land Buyer Realty 6325 Jackrabbit Ln, Suite D, Belgrade, MT

    Listing date Feb 25, 2026

    MLS# 408920

    Copyright © 2026 Big Sky Country 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

    21 Acres Near Miles City

    This property features 21 acres of land with power, situated in a semi-remote location west of Miles City, Montana. It offers potential for year-round living or recreational use, with hunting and fishing opportunities nearby. The land is approximately 1/2 mile from the maintained county road and includes varied terrain. A potential building site on top of the hill offers 360-degree views. The property is located about 32 miles southwest of Miles City and south of I-94, accessible via scenic roads. Recreational opportunities are available along the Yellowstone River to the north and the Tongue River to the south. The Tongue River flows through diverse landscapes, including the Tongue River Canyon, Tongue River breaks, and the pine hills of southern Montana. The area also features abundant public lands. Seller offering owner finance options.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Miles City
    County
    Custer
    State
    Montana
    Longitude
    -105.778
    Latitude
    46.3777

    Nearby Similar for Sale

    • $357,000
      12,056 SF

      Downtown Commercial Building in Miles City

      Three-story commercial building in downtown Miles City, Montana.
      508 Main St, Miles City, MT 59301
      View Details
    • $129,900

      Montana Land with Vista Views

      20-acre Montana land parcel with mature trees and vista views.
      3808 Moon Creek Road, Miles City, MT 59301
      View Details
    • $1,150,000
      9,600 SF

      Retail Building on Main Street

      9,600 SF retail building on a 28,000 SF lot.
      2913 Main St, Miles City, MT 59301
      View Details
    • $391,000
      1 SF

      Prime Commercial Land I-90 Visibility

      1.997-acre commercial lot with high I-90 visibility.
      1817 South Haynes Avenue, Miles City, MT 59301
      View Details
    • $1,850,000

      Montana Land with Yellowstone River Frontage

      1703-acre Montana property featuring 3+ miles of Yellowstone River frontage.
      Rural Highway 253, Miles City, MT 59349
      View Details
    • $7,395,000
      69,081 SF

      Miles City Multifamily Investment Portfolio

      Thriving property management business with nearly 100 units.
      603 Washington, Miles City, MT 59301
      View Details
    • $199,000

      Land Near Miles City, MT

      Undeveloped land suitable for residential use, near Miles City.
      74 Log Creek Road, Miles City, MT 59301
      View Details
    • $159,000

      Land Near Miles City, MT

      31.71 acre land parcel, 7 miles from Miles City.
      64 Log Creek Road, Miles City, MT 59301
      View Details
    • $135,000

      Land Near Miles City, MT

      Land for sale approximately 7 miles south of Miles City.
      75 Log Creek Road, Miles City, MT 59301
      View Details
    • $126,000

      Land Near Miles City, MT

      21+/- acre lot, solar well, close to Miles City.
      49 Log Creek Road, Miles City, MT 59301
      View Details
    • $122,000

      Land Near Miles City, MT

      21.51 acre land parcel located near Miles City, Montana.
      63 Log Creek Road, Miles City, MT 59301
      View Details

    FAQs

    What type of property is this?
    Land - 21 acres with power for recreation or year-round living.
    Where is this land located?
    The property is located at NHN Hillside Dr Miles City, MT.
    What is the asking price?
    The asking price for this property is $99,000.
    What are key features of this property?
    This property features: 21 acres suitable for year‑round living or recreation.; Owner financing options available.; Semi‑remote location with power.
    (406) 220-5233
    We can help!
    Listing Contact
    Jason Mascari
    Real Estate License ID: BRO-53417
    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!