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    Montana Land with Foundation Title is generated by Realmo AI

    1675 Virginia Hill Road, Rexford, MT 59930

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    For Sale
    $487,000

    LAND - Rexford, MT

    Property size:
    2,250 SF
    Lot size:
    20.06 Acres
    Price / SF:
    $216/SF
    Added:
    Jul 28, 2025
    Days on Market:
    286
    Last Refresh:
    May 9 at 6:06 am

    Property Features for 1675 Virginia Hill Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    56471618101150000
    Size
    2,250 SF
    Lot size
    20.06 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    S18, T35 N, R27 W, C.O.S. 3860 RETRACEMENT, ACRES 20.06, TRACT 4A or S2SESE
    Tax Annual Amount
    64

    We can help!

    Listing Contact
    Mike Lancaster

    Listing agent Mike Lancaster License #RRE-RBS-LIC-31702

    Listing office Lancaster and Company, Premier Properties 101 Riverside Ave, Eureka, MT

    Listing date Jul 28, 2025

    MLS# 30054529 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

    • Foundation, ICF basement, and subfloor (approx. 2250 sq ft) are already in place, saving significant time and money.
    • Included framing package (exterior walls, roof for home and 3‑car garage) valued at $71,000.
    • Soaring valley views from mountain location bordering USFS land.
    • Power is already run to the lot.
    • Subfloor is built for a post and beam log home with plans and quotes available.
    • Includes a 13x32 concrete slab with storage/safe room in the lower level and a $13,000 custom front door.

    Overview

    This property presents an opportunity for real estate investors, custom home builders, contractors, or owners looking to expedite their custom build. The property includes a foundation, ICF basement, and subfloor already in place, along with power run to the lot. A framing package, valued at $71,000 and including exterior walls and a roof for the home and a 3-car garage, is also included. The foundation and approximately 2250 square foot subfloor are positioned to maximize valley views from the mountain location, which borders USFS land. The subfloor is built for a post and beam log home of either one or two stories. The structure features a 13x32 concrete slab at the end of the subfloor, which contains a storage/safe room in the lower level. A $13,000 custom front door is also included. The property, spanning 20.06 acres, is located in Rexford, Montana, in Lincoln County. Plans and quotes are available, or new owners can bring their own plans and builder. The property offers a secluded setting while remaining convenient to town and local area recreation.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Rexford
    County
    Lincoln
    State
    Montana
    Longitude
    -115.1295965
    Latitude
    48.7917236

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    FAQs

    What type of property is this?
    Residential land & home lot - 20+ acre lot with foundation near USFS boundary.
    Where is this residential land & home lot located?
    The property is located at 1675 Virginia Hill Road Rexford, MT.
    What is the asking price?
    The asking price for this property is $487,000.
    What are key features of this property?
    This property features: Foundation, ICF basement, and subfloor (approx. 2250 sq ft) are already in place, saving significant time and money.; Included framing package (exterior walls, roof for home and 3‑car garage) valued at $71,000.; Soaring valley views from mountain location bordering USFS land.
    (406) 291-8622
    We can help!
    Listing Contact
    Mike Lancaster
    Real Estate License ID: RRE-RBS-LIC-31702
    Learn More
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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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