Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Picturesque Land with Mountain Views Title is generated by Realmo AI

    120 Cooney Rd, Roberts, MT 59070

    View on Map
    Claim this Listing
    For Sale
    $1,499,888

    LAND - Roberts, MT

    Lot size:
    179.21 Acres
    Added:
    Jan 13, 2026
    Days on Market:
    128
    Last Refresh:
    May 21 at 12:06 pm

    Property Features for 120 Cooney Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    2441000
    Lot size
    179.21 Acres

    Taxes and HOA fees

    Tax Description
    S20, T05 S, R21 E, ACRES 139.21, W2SW4, SE4SW4, SW4SE4, EXCLUDING TR 1 COS 2506 FT and S20, T05 S, R21 E, NESW 40 Acres

    Utilities

    Water front features
    Waterfront, Creek
    Water front
    1

    We can help!

    Listing Contact
    Nancy Curtiss
    Nancy Curtiss

    Listing agent Nancy Curtiss License #RRE-BRO-LIC-53933

    Listing office PureWest Real Estate - Red Lodge PO Box 1397, Kalispell, MT

    Listing date Jan 13, 2026

    MLS# 357096 Listing URL

    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.

    HighLights

    • Panoramic views of the Beartooth Mountains.
    • Abundant water rights with Dry Creek running through the property.
    • Exceptional year‑round access with multiple entry points.
    • Diverse and picturesque topography with rolling hills and open meadows.
    • Potential for development, ranching, or building a private estate.
    • Brand‑new perimeter fencing.

    Overview

    This 179.21-acre property, located between Cooney Road and Shorey Road in Roberts, MT, offers year-round access with multiple entry points. The land features a diverse topography, including gently rolling hills and open meadows with lush grasses. It provides panoramic views of the Beartooth Mountains. The property includes water rights to Dry Creek, which runs through it, and features brand-new perimeter fencing. It is currently leased for summer pasture by a local rancher. This land is suitable for a working ranch, a long-term investment, or a private estate. The property has several prime homesites. It has been worked by the same family for over a century.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Roberts
    County
    Carbon
    State
    Montana
    Longitude
    -109.1656945
    Latitude
    45.3786309

    Nearby Similar for Sale

    • $214,000

      Silver Meadow Land Near Red Lodge

      Land with mountain views, close to Red Lodge amenities.
      25 Horseshoe Trail, Roberts, MT 59070
      View Details
    • $210,000

      Land Near Red Lodge, Montana

      Land with mountain views and recreation access near Red Lodge.
      TBD-Lot 10 Horseshoe Trail, Roberts, MT 59070
      View Details
    • $469,000

      Montana Land with Mountain Views

      20-acre property near Red Lodge, perfect for serene rural living.
      Zumbrun Road lot: 4, Roberts, MT 59070
      View Details
    • $459,000

      Land with Mountain Views

      15 acre parcel with mountain views near Red Lodge.
      E Bench Road, Roberts, MT 59068
      View Details
    • $145,000

      Land with Beartooth Mountain Views

      5.23 acre lot with mountain views near BLM land.
      Stormitt Butte Rd Lot 4, Roberts, MT 59070
      View Details
    • $189,888

      Residential Lot in Roberts, MT

      Tranquil 4.89-acre lot near Red Lodge with utilities available.
      Rosebud View lot: 20, Roberts, MT 59070
      View Details
    • $225,000

      Land Near Red Lodge

      1.96-acre lot with mountain views and creek sounds.
      308 Two Mile Bridge Road, Roberts, MT 59070
      View Details
    • $185,000

      Land with Mountain Views

      4.11 acre lot with mountain views and creek.
      17 Horseshoe Trail lot: 17, Roberts, MT 59070
      View Details
    • $189,900

      Land with Beartooth Mountain Views

      20-acre land near Red Lodge with mountain views.
      Elbow Creek, Roberts, MT 59070
      View Details
    • $209,900

      Roberts, MT Land with Views

      20-acre tract with mountain views and BLM border.
      Elbow Creek Road, Roberts, MT 59070
      View Details
    • $179,900

      20 Acres Bordering BLM Land

      20-acre parcel near Roberts, MT, bordering BLM land.
      Elbow Creek Road, Roberts, MT 59070
      View Details
    • $179,900

      Roberts, Montana Land with BLM Access

      20 acres near Roberts, MT, bordering 706 acres of BLM.
      Elbow Creek Road, Roberts, MT 59070
      View Details

    FAQs

    What type of property is this?
    Ranch - 179+ acre property with water rights and mountain views.
    Where is this ranch located?
    The property is located at 120 Cooney Rd Roberts, MT.
    What is the asking price?
    The asking price for this property is $1,499,888.
    What are key features of this property?
    This property features: **Panoramic views of the Beartooth Mountains.**; Abundant water rights with Dry Creek running through the property.; Exceptional year‑round access with multiple entry points.
    (406) 696-2434
    We can help!
    Listing Contact
    Nancy Curtiss
    Nancy Curtiss
    Real Estate License ID: RRE-BRO-LIC-53933
    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

    Thank You for Inquiry
    120 Cooney Rd, Roberts, MT 59070
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!