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    655 Mission Rd Cascade, MT 59421

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    For Sale
    $2,900,000

    Operational Montana cattle ranch with two homes and ample acreage.

    Property size:
    3,000 SF
    Lot size:
    800.00 Acres

    Property Features for 655 Mission Rd

    General Information

    Size
    3,000 SF
    Lot size
    800.00 Acres

    Building Details

    Year built
    1973

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    Listing Contact
    Michael Beattie
    Source: Kw

    Listing Agent: Michael Beattie

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Historic Ranch with Breathtaking Views

    Harris Ranch, a family-owned property since 1892, is located fifteen miles southwest of Cascade, near the historic St. Peters Mission. The ranch includes two homes with views. The main residence is a two-level home featuring five bedrooms and two bathrooms. The second dwelling is a 2000 sq ft home with four bedrooms and two bathrooms. Both houses have landscaped yards. The property also includes four outbuildings suitable for storage and workshops. Spanning approximately 800 acres, including 45 acres of productive dryland hay, the ranch is an operational cattle ranch with grazing fields and natural springs. The property is suited for elk and deer hunting. The nearby Missouri River offers opportunities for fishing, floating, and bird hunting. Cascade, a 20-minute drive from the ranch, has a population of 600. Great Falls, about 45 miles away, is home to the Great Falls International Airport and the Great Falls of the Missouri River.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Cascade
    County
    Cascade
    State
    Montana
    Longitude
    -111.9360225
    Latitude
    47.2910761

    Nearby Similar for Sale

    • $314,000
      3,308 SF

      Downtown Cascade Commercial Building

      Three-unit building, high rental income.
      17 Front St, Cascade, MT 59421
      View Details

    FAQs

    What type of property is this?
    Farm - Operational Montana cattle ranch with two homes and ample acreage.
    Where is this farm located?
    The property is located at 655 Mission Rd Cascade, MT.
    What is the asking price?
    The asking price for this property is $2,900,000.
    What are key features of this property?
    This property features: - 800-acre operational cattle ranch featuring 45 acres of productive dryland hay, grazing fields, and natural springs.; - Two homes with breathtaking views: a main 5-bedroom house and a 2000 sq ft, 4-bedroom second dwelling, both with landscaped yards.; - **Excellent recreational opportunities**: elk and deer hunting on the property, and fishing/floating/bird hunting on the nearby Missouri River.
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    655 Mission Rd Cascade, MT 59421
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    Cascade, MT 59421
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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
    655 Mission Rd Cascade, MT 59421
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    Listing Contact
    Michael Beattie
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