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    Miller Canyon Rd, Unit 768 Three Forks, MT 59714

    Sponsored
    For Sale
    $95,000

    LAND - Three Forks, MT

    Lot size:
    9.60 Acres
    Days on Market:
    349
    Last Refresh:
    Jan 28 at 8:06 pm

    Property Features for Miller Canyon Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    rbe28257
    Lot size
    9.60 Acres

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Tony Novotny
    Tony Novotny

    Montana Allure Properties & Services (MAPS), PLLC (406) 599-2359

    Listing agent Tony Novotny, P.L.S. (406) 599-2359 License #BRO-12806

    Listing date Feb 14, 2025

    MLS# 385265

    Copyright © 2025 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.

    Learn more

    Property Insight Report

    Overview

    9.6 Acres Near Public Lands

    This 9.6-acre lot, identified as Lot 768, is located approximately 0.5 miles northeast of state public lands along the Missouri River, offering opportunities for hiking, wildlife observation, migratory bird watching, hunting, and fishing. A Fairweather Fishing Access boat/raft launch site and picnic area is situated 3.5 miles away, providing access for rafting among pelicans, ducks, geese, osprey, bald eagles, and golden eagles. The property offers river views. According to a retired Fish, Wildlife & Parks biologist, the Horseshoe Hills to the east are home to an estimated 750 elk. The lot adjoins Lot 775, which is also for sale, and both feature a square configuration. The property has year-round access and potential cabin/home building sites. The average elevation of 4,160 feet is lower than the International Airport in Belgrade, resulting in less snow accumulation. Interstate 90 is a 30-minute drive away. Access with a 4x4 vehicle is possible year-round. Naturally occurring conifer trees line the draws. Electrical grid hookup is within two lots. Covenants exist but are no longer enforced since the property owners association disbanded around 2010. The 2022 property tax was $616, including a Road Improvement District (RID) fee to repay the county for paving the main access road from the interstate.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Three Forks
    County
    Gallatin
    State
    Montana
    Longitude
    -111.404881
    Latitude
    46.072345

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    FAQs

    What type of property is this?
    Land - 9.6 acre lot near Missouri River with recreational opportunities.
    Where is this land located?
    The property is located at Miller Canyon Rd, Unit 768 Three Forks, MT.
    What is the asking price?
    The asking price for this property is $95,000.
    What are key features of this property?
    This property features: - Direct access (1/2 mile hike) to State Public Lands along the Missouri River for outdoor recreation.; - Year-round access and multiple easy cabin/home building sites.; - Enjoy river views and abundant wildlife including elk, antelope, and deer.
    (406) 599-2359
    Request Owner's contact information
    Miller Canyon Rd, Unit 768 Three Forks, MT 59714
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    Three Forks, MT 59714
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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.

    More about this property
    Miller Canyon Rd, Unit 768 Three Forks, MT 59714
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    We can help!
    Listing Contact
    Tony Novotny
    Tony Novotny
    Real Estate License ID: BRO-12806
    (406) 599-2359
    Learn more
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