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    Montana Ranch with River Frontage Title is generated by Realmo AI

    200 Hubbart Dam Road, Marion, MT 59925

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    For Sale
    $3,250,000

    338-acre ranch with Little Bitterroot River frontage near Marion, Montana.

    Type:Commercial/Industrial
    Lot size:
    338.00 Acres
    Added:
    Mar 11, 2026
    Days on Market:
    72
    Last Refresh:
    Apr 6 at 3:16 am

    Property Features for 200 Hubbart Dam Road

    General Information

    Standard status
    Active
    Lot size
    338.00 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1920

    We can help!

    Listing Contact
    Stefan Lucas

    Listing agent Stefan Lucas License #RRE-BRO-LIC-97064

    Listing office Realty Montana

    Listing date Mar 11, 2026

    Source Exitrealty

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

    All listing content including descriptions, pricing, images are the copyrighted material of Realty Montana

    HighLights

    • 338‑acre ranch with Little Bitterroot River frontage, offering vast pastures and diverse landscapes.
    • Multiple living quarters, shops, barns, dining hall, and admin buildings suitable for accommodating and feeding over 70 people.
    • Minutes from world‑class fishing in McGregor Lake and Little Bitterroot Lake.
    • Features an 18‑hole frisbee golf course and ropes course for recreational activities.
    • Includes guest cabins with handcrafted furnishings and porches, a dining hall with a fully equipped kitchen, and stables.
    • Activity room with games (foosball, pool, ping pong) and a workout barn for guest entertainment and fitness.

    Overview

    This 338-acre ranch is located near Marion, Montana, offering mountain views and landscapes. The Little Bitterroot River runs along the edge of the property. The ranch includes pastures suitable for livestock or agriculture, streams, and wildflower meadows. It features several living quarters, shops, barns, a dining hall, and administrative buildings suitable for accommodating and feeding over 70 people. Recreational amenities include an 18-hole frisbee golf course and a ropes course. A waterfront gazebo provides a place to relax. Guest cabins are scattered throughout the property, featuring handcrafted wood furnishings and porches. The dining hall has long wooden tables and a fully equipped kitchen. Stables house gear for horseback riding. An activity room offers foosball, pool, and ping pong. A workout barn is also available. Outdoor amenities include fire pits, picnic areas, and trails. The property is located 10 minutes from fishing in the Little Bitterroot Lake or McGregor Lake. There is also a 10-hole frisbee golf course. The main office is set up to run the operations of the ranch or retreat while also housing the manager.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Triple Divide Lodge Crisis Center

    Map

    City
    Marion
    County
    Flathead
    State
    Montana
    Longitude
    -114.711
    Latitude
    48.0358

    FAQs

    What type of property is this?
    Ranch - 338-acre ranch with Little Bitterroot River frontage near Marion, Montana.
    Where is this ranch located?
    The property is located at 200 Hubbart Dam Road Marion, MT.
    What is the asking price?
    The asking price for this property is $3,250,000.
    What are key features of this property?
    This property features: 338‑acre ranch with Little Bitterroot River frontage, offering vast pastures and diverse landscapes.; Multiple living quarters, shops, barns, dining hall, and admin buildings suitable for accommodating and feeding over 70 people.; Minutes from world‑class fishing in McGregor Lake and Little Bitterroot Lake.
    (406) 249-2307
    We can help!
    Listing Contact
    Stefan Lucas
    Real Estate License ID: RRE-BRO-LIC-97064
    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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