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    3021 Big Horn Road Melrose, MT 59725

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    Claim this Listing
    For Sale
    $397,500

    LAND - Melrose, MT

    Lot size:
    22.09 Acres
    Added:
    Apr 12, 2026
    Days on Market:
    25
    Last Refresh:
    May 6 at 2:06 pm

    Property Features for 3021 Big Horn Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    0000008140
    Lot size
    22.09 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    S15, T02 S, R09 W, C.O.S. 526, PARCEL 2, ACRES 22.09
    Tax Annual Amount
    99

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well

    We can help!

    Listing Contact
    Kurry Mills Hoffman
    Kurry Mills Hoffman

    Listing agent Kurry Mills Hoffman License #BRO-62600

    Listing office Clearwater Montana Properties 90 W Madison St Unit B, Whitefish, MT

    Listing date Apr 12, 2026

    MLS# 410247 Listing URL

    Copyright © 2026 Big Sky Country 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

    • Direct access to world‑class fly fishing on the Big Hole River
    • Borders BLM land, providing expanded recreational opportunities
    • 22.09 acres suitable for recreational retreat or year‑round residence
    • Essential utilities in place: private well, septic system, and power
    • Excellent year‑round recreational opportunities
    • Owner financing available with a contract for deed and as little as 10% down

    Overview

    Melrose Land Near Big Hole

    This 22.09-acre property is located near the community of Melrose, Montana, and moments from the lower Big Hole River and the Maiden Rock Fishing Access. The Big Hole River is known as a blue-ribbon fishery, supporting populations of brook, rainbow, and brown trout. The area provides year-round recreational opportunities, including four-wheeling, snowmobiling, and hiking. Wildlife in the area includes deer, elk, antelope, and moose. The property includes a private well, septic system, and power, suitable for building a recreational retreat or year-round residence. It also borders BLM land, offering access to public terrain.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Melrose
    County
    Silver Bow
    State
    Montana
    Longitude
    -112.704198
    Latitude
    45.660461

    Nearby Similar for Sale

    • $4,600,000

      105-Acre Big Hole River Property

      Rare Montana property with river frontage, fishing, and income potential.
      263 W Bovine Way, , MT 59743
      View Details
    • $130,000

      Melrose, MT Mining Claim Land

      Almost 20-acre mining claim near Big Hole River.
      Soap Gulch Road, Melrose, MT 59743
      View Details
    • $98,000

      Montana Recreational Land For Sale

      4.9 acres of recreational land near Melrose, Montana.
      1 Trapper Creek Road, Melrose, MT 59743
      View Details

    FAQs

    What type of property is this?
    Recreation land - 22.09 acres near the Big Hole River.
    Where is this recreation land located?
    The property is located at 3021 Big Horn Road Melrose, MT.
    What is the asking price?
    The asking price for this property is $397,500.
    What are key features of this property?
    This property features: Direct access to world‑class fly fishing on the Big Hole River; Borders BLM land, providing expanded recreational opportunities; 22.09 acres suitable for recreational retreat or year‑round residence
    (406) 490-3448
    We can help!
    Listing Contact
    Kurry Mills Hoffman
    Kurry Mills Hoffman
    Real Estate License ID: BRO-62600
    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.

    More about this property
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