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    Riverfront Agricultural Land with Water Right Title is generated by Realmo AI

    nhn Mt Hwy 200, Thompson Falls, MT 59873

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    Claim this Listing
    For Sale
    $2,100,000

    LAND - Thompson Falls, MT

    Lot size:
    65.77 Acres
    Added:
    Apr 10, 2025
    Days on Market:
    423
    Last Refresh:
    Jun 6 at 4:06 pm

    Property Features for nhn Mt Hwy 200

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    35309223401500000
    Lot size
    65.77 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    Portion of Land SW of the RR R/W and easterly of the Clark Fork river in a portion of Govt. Lot 3 & Govt. Lot 8 in the SW 1/4 of S23, T21N, R28W, 48.75 ac. AND portion of land in the SW 1/4 SW 1/4 (Govt. Lot 1) of S24, T21N, R26W, 17.02 Ac
    Tax Annual Amount
    334

    Utilities

    Water front features
    Waterfront, River Front
    Water front
    1

    We can help!

    Listing Contact
    Mary E Halling

    Listing agent Mary E Halling License #RRE-RBS-LIC-45654

    Listing office Clearwater Montana Properties - Plains 306 W Railroad Ave Ste 1, Seeley Lake, MT

    Listing date Apr 10, 2025

    MLS# 30046227 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

    • Just shy of 66 acres of flat, tillable land
    • Nearly 1 full mile of Clark Fork River frontage
    • Gentle slope to the river bank plus a seasonal island
    • Gravity‑flowing spring water water right with infrastructure already in place
    • Land suited for haying and livestock
    • Located a short drive from Thompson Falls on state highway 200

    Overview

    This offering is a rare riverside agricultural land tract with nearly one full mile of Clark Fork River frontage. Approximately 65.77 acres are described as flat and tillable, offering a range of possible homesites. The property includes a gentle slope to the river bank and a seasonal island, adding to the waterfront character. A gravity-flowing spring water right is also included, with infrastructure already in place.

    The land is located a short drive from Thompson Falls on State Highway 200. Thompson Falls offers grocery and dry goods shopping, along with multiple dining options. The listing also notes nearby access to public lands for hiking and hunting.

    For buyers seeking productive farmland with direct river access, the flat tillable fields are positioned for continued use such as haying and livestock, as described. The gravity-fed spring water right and existing infrastructure may be important for on-site water needs. The gently sloped river bank and seasonal island can also contribute to day-to-day waterfront enjoyment, including launching watercraft as noted in the remarks.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Thompson Falls
    County
    Sanders
    State
    Montana
    Longitude
    -115.1371479
    Latitude
    47.55818595

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Over a mile of Clark Fork frontage supports flat, tillable acreage and gravity-fed spring water infrastructure.
    Where is this agricultural land / farmland located?
    The property is located at nhn Mt Hwy 200 Thompson Falls, MT.
    What is the asking price?
    The asking price for this property is $2,100,000.
    What are key features of this property?
    This property features: Just shy of 66 acres of flat, tillable land; Nearly 1 full mile of Clark Fork River frontage; Gentle slope to the river bank plus a seasonal island
    (406) 207-7430
    We can help!
    Listing Contact
    Mary E Halling
    Real Estate License ID: RRE-RBS-LIC-45654
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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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