Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    36 Acres in Cascade, Montana Title is generated by Realmo AI

    Lot 23 Dearborn River Road, Cascade, MT 59421

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $144,000

    Recreational land near Missouri River, Dearborn River, and Holter lake.

    Type:Lots/Land
    Lot size:
    36.09 Acres
    Added:
    Mar 24, 2026
    Days on Market:
    59
    Last Refresh:
    Apr 5 at 8:45 pm

    Property Features for Lot 23 Dearborn River Road

    General Information

    Standard status
    Active
    Lot size
    36.09 Acres
    Property subtype
    Lots/Land

    We can help!

    Listing Contact
    Savanna McNellis

    Listing agent Savanna McNellis License #RRE-RBS-LIC-85321

    Listing office Joyner Realty

    Listing date Mar 24, 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 Joyner Realty

    HighLights

    • 36.09 acres in Cascade, Montana.
    • Access to world‑class fishing on the Missouri River, Dearborn River, and Holter Lake.
    • Proximity to Lewis and Clark National Forest and thousands of acres of public land for hunting, hiking, and snowmobiling.
    • Suitable for off‑grid living, hunting camp, or summer getaway.
    • Located in an area known for recreational activities and memorable views.
    • Option to join the

    Overview

    This 36.09-acre property is located in Cascade, Montana, an area known for its recreational opportunities and views. The property is suited for off-grid living, a hunting camp, or a summer getaway. The location is near the Missouri River, Dearborn River, and Holter Lake, popular spots for anglers seeking Rainbow, Cutthroat, Brown, and Brook Trout, as well as Walleye and Perch. The area supports activities such as wading and floating down the river. The Lewis and Clark National Forest and other public lands are within driving distance, offering opportunities for hunting, hiking, and snowmobiling.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Real Estate Agency Hotel & Motel Travel Agency Bed & Breakfast Parking Lot & Garage

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cascade
    County
    Cascade
    State
    Montana
    Longitude
    -111.8949348
    Latitude
    47.1353916

    Nearby Similar for Sale

    • $120,000

      Montana Land with Mountain Views

      11.71 acres of vacant land with mountain views.
      120 Big Pine Lane, Cascade, MT 59421
      View Details
    • $120,000

      Montana Land with Mountain Views

      Mountain property with sweeping views and abundant wildlife.
      120 Big Pine Lane, Cascade, MT 59421
      View Details
    • $195,000

      Mountain-Top Recreational Land For Sale

      16.25-acre mountain retreat with cabin near Missouri River.
      146 Pioneer Trail Lane, Cascade, MT 59421
      View Details
    • $195,000

      Missouri River Overlook Acreage

      16.25-acre mountain-top retreat with world-class recreation.
      146 Pioneer Trail Lane, Cascade, MT 59421
      View Details
    • $899,000

      Montana Land with River Views

      272+ acres in Dearborn Valley with recreational opportunities.
      0 Novak Creek Lane, Cascade, MT 59421
      View Details
    • $145,000

      Land with Canyon and River Views

      11.18 acres with Missouri River and canyon views.
      Big Pine Lane, Cascade, MT 59421
      View Details
    • $175,000

      Montana Land in Cascade County

      16.48 acres of land with views and rock formations.
      Dearborn River Road, Cascade, MT 59421
      View Details
    • $6,500,000

      Missouri River Frontage Land

      1424+/- acres with 4.5 miles of Missouri River frontage.
      Cascade, MT 59421
      View Details
    • $415,000

      Dearborn Riverfront Recreational Land

      7-acre recreational land with 414' Dearborn River frontage.
      20 Eagle Rock Lane, Cascade, MT 59421
      View Details
    • $149,000

      Montana Timbered Hills Cabin Retreat

      Secluded cabin on 5 acres near Dearborn and Missouri Rivers.
      218 Upper Sawmill Creek Lane, Cascade, MT 59421
      View Details
    • $899,000

      Montana Land with River Views

      272-acre property with panoramic views, recreation, and grazing potential.
      Novak Creek Lane, Cascade, MT 59421
      View Details
    • $67,500

      Cascade, MT 1.1 Acre Lot

      1.1 acre lot with 360 degree views near Missouri River.
      Pioneer Trail Lane lot: 002, Cascade, MT 59421
      View Details

    FAQs

    What type of property is this?
    Land - Recreational land near Missouri River, Dearborn River, and Holter lake.
    Where is this land located?
    The property is located at Lot 23 Dearborn River Road Cascade, MT.
    What is the asking price?
    The asking price for this property is $144,000.
    What are key features of this property?
    This property features: 36.09 acres in Cascade, Montana.; Access to world‑class fishing on the Missouri River, Dearborn River, and Holter Lake.; Proximity to Lewis and Clark National Forest and thousands of acres of public land for hunting, hiking, and snowmobiling.
    (406) 223-6039
    We can help!
    Listing Contact
    Savanna McNellis
    Real Estate License ID: RRE-RBS-LIC-85321
    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
    Lot 23 Dearborn River Road, Cascade, MT 59421
    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!