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    Montana Land in Solid Rock Title is generated by Realmo AI

    2517 Mossy Rock Ct., Thompson Falls, MT 59873

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    Claim this Listing
    For Sale
    $68,900

    Vacant Land - Thompson Falls, MT

    Lot size:
    0.26 Acres
    Added:
    Mar 13, 2026
    Days on Market:
    70
    Last Refresh:
    May 21 at 9:06 pm

    Property Features for 2517 Mossy Rock Ct.

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    0000001393
    Lot size
    0.26 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    426
    Expense value
    8
    Expense
    Home Owner Assessments Fee

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Trampus Corder
    Trampus Corder

    Listing agent Trampus Corder

    Listing office Corder and Associates, LLC 1312 Front Street, Fort Benton, MT

    Listing date Mar 13, 2026

    MLS# 11673309 Listing URL

    Copyright © 2026 My State 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

    • Unspoiled Montana wilderness location surrounded by national forests, offering seclusion and natural beauty.
    • Direct access to the Clark Fork River, renowned for world‑class fly fishing and various water recreation activities.
    • Shovel‑ready lot with electricity and phone utilities already in place.
    • Low‑cost HOA ($100/year) ensures community management without high fees.
    • Proximity to multiple reservoirs (Noxon, Cabinet Gorge) and Thompson Falls State Park for diverse recreational opportunities.
    • Established legal access via a maintained gravel road.

    Overview

    Located in northwest Montana, this 0.259-acre lot in Solid Rock Estates is suited for building a home or cabin. The property is surrounded by evergreens and the Cabinet Mountains, as well as Lolo and Kootenai National Forests. Electricity and phone utilities are in place, and legal access is established via a maintained gravel road. A low-cost HOA manages the community. The Clark Fork River, known for fly fishing, floating, and kayaking, is nearby. Multiple reservoirs, non-motorized trail systems, and Thompson Falls State Park are also within minutes of the property, offering year-round recreation including hiking, skiing, and snowshoeing. Thompson Falls offers recreational opportunities such as golf, fishing, boating, swimming, and hiking. The Clark Fork River is one of the longest rivers in Montana, with access points for recreation. Noxon Reservoir is 7,848 acres in size and contains various fish species. The Cabinet Gorge Reservoir is 2,789 acres in size and has four public boat launches. Thompson Falls State Park offers campsites, boat ramps, and trails. Several trails are available around the town of Thompson Falls for exploring and hiking.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Thompson Falls
    County
    Sanders
    State
    Montana
    Longitude
    -115.247
    Latitude
    47.6853

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    FAQs

    What type of property is this?
    Residential land & home lot - 0.259-acre lot ready for your dream home or cabin.
    Where is this residential land & home lot located?
    The property is located at 2517 Mossy Rock Ct. Thompson Falls, MT.
    What is the asking price?
    The asking price for this property is $68,900.
    What are key features of this property?
    This property features: Unspoiled Montana wilderness location surrounded by national forests, offering seclusion and natural beauty.; Direct access to the Clark Fork River, renowned for world‑class fly fishing and various water recreation activities.; Shovel‑ready lot with electricity and phone utilities already in place.
    (406) 622-3224
    We can help!
    Listing Contact
    Trampus Corder
    Trampus Corder
    Real Estate License ID: 38039
    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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