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    W M Stree Worden, MT 59088

    Sponsored
    For Sale
    $780,000

    LAND - Worden, MT

    Lot size:
    65.00 Acres
    Days on Market:
    70
    Last Refresh:
    Jan 24 at 6:06 pm

    Property Features for W M Stree

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    D13640
    Lot size
    65.00 Acres

    Utilities

    Water front features
    River Front, Waterfront
    Water front
    1

    We can help!

    Listing Contact
    Scott Grosskopf

    Heritage Ranch Brokers LLC (406) 861-4558

    Listing agent Scott Grosskopf (406) 861-4558 License #RRE-BRO-LIC-14835

    Listing date Nov 16, 2025

    MLS# 355859

    Copyright © 2026 Billings Association of Realtors. 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

    Overview

    Irrigated Land Near Yellowstone River

    This property features approximately 65 irrigated acres with a new 2024 Valley Pivot, situated within the Huntley Project Irrigation District. Located less than thirty miles east of Billings, Montana, it lies on the banks of the Yellowstone River and is a mile west of the Pompeys Pillar National Monument. The property borders the Yellowstone River to the north and provides access to BLM land. This private, off-the-road location is suitable for hunting and recreational activities, with an abundance of whitetail deer, waterfowl, and pheasants. The land is ideal for planting cover crops tailored to desired game. It could serve as an addition to a current operation, offering feed/hay production and space for working pens, with power available. The property will require surveying to establish new lot lines, and a plat must be approved and recorded before closing.
    Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Worden
    County
    Yellowstone
    State
    Montana
    Longitude
    -108.035601
    Latitude
    45.988892

    Nearby Similar for Sale

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    • $450,000
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      Worden Office Space For Sale

      Office property in Worden, Montana, offering 1700 square feet.
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    FAQs

    What type of property is this?
    Farm - 65 acres of irrigated land near the Yellowstone River.
    Where is this farm located?
    The property is located at W M Stree Worden, MT.
    What is the asking price?
    The asking price for this property is $780,000.
    What are key features of this property?
    This property features: - 65+- Irrigated acres with new 2024 Valley Pivot within the Huntley Project Irrigation District.; - Located on the Yellowstone River with direct river frontage and access to BLM land.; - Abundant wildlife (whitetail deer, waterfowl, and pheasants) creates a private hunting and recreational paradise.
    (406) 861-4558
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    W M Stree Worden, MT 59088
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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
    W M Stree Worden, MT 59088
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    We can help!
    Listing Contact
    Scott Grosskopf
    Real Estate License ID: RRE-BRO-LIC-14835
    (406) 861-4558
    Learn more
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