Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Montana Land with Kicking Horse Reservoir Title is generated by Realmo AI

    Lot 31 Two Creek Lane, Charlo, MT 59824

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    Contact for pricing

    40-acre Montana land with lake, mountain views, and potential.

    Type:Land
    Lot size:
    40.00 Acres
    Added:
    Mar 17, 2026
    Days on Market:
    58
    Last Refresh:
    Mar 19 at 11:52 pm

    Property Features for Lot 31 Two Creek Lane

    General Information

    Standard status
    Active
    Lot size
    40.00 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Robert Zimorino
    Robert Zimorino

    Listing agent Robert Zimorino License #RRE-RBS-LIC-16650

    Listing office ERA Lambros Real Estate Missoula

    Listing date Mar 17, 2026

    Source Crexi

    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 ERA Lambros Real Estate Missoula

    HighLights

    • 40 acre parcel with private access to Kicking Horse Reservoir.
    • Stunning views of the Mission Mountains.
    • Potential for residential privacy.
    • Existing Stonehenge‑themed rock garden suitable for a wedding venue.
    • Space available for an RV park on the east side of the property.
    • Multiple building site options, including one suitable for commercial use.

    Overview

    This 40-acre parcel of land, located on the backside of Kicking Horse Reservoir north of St. Ignatius, Montana, offers a unique opportunity. The reservoir is home to Large Mouth Bass, Perch, Blue Gill, and Rainbow Trout. The property is suitable for residential use, offering privacy and views of the Mission Mountains to the east. A Stonehenge-themed rock garden on the property presents a potential site for a wedding venue. The east side of the property has space for an RV park. There is an area suitable for a home and another spot for a commercial building, particularly if pursuing the wedding venue concept. Buyers are responsible for verifying all property data, including zoning and covenants, and performing their own due diligence.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Charlo
    County
    Lake
    State
    Montana
    Longitude
    -114.5048052
    Latitude
    48.0445966

    Nearby Similar for Sale

    • $1,950,000

      40 Acres in Charlo, Montana

      40-acre parcel with lake, mountain views, and potential.
      Two Creek Lane lot: 31, Charlo, MT 59824
      View Details
    • $899,000

      Turn-Key Grocery Store Opportunity

      Established grocery store with owner financing potential.
      56609 Mt Hwy 212, Charlo, MT
      View Details
    • $350,000

      Converted Church with Multifamily Potential

      Unique property featuring three units, historic charm, and modern amenities.
      38594 4th Street W, Charlo, MT 59824
      View Details
    • $299,000

      Duplex on 5-Acre Homesite

      Duplex with mountain views, for eligible tribal members only.
      41938 Gallagher Lane, Charlo, MT 59824
      View Details
    • $450,000

      Charlo, MT 38.8 Acre Land

      38.8 acre lot with Mission Mountain views in Charlo.
      nhn Gallagher Road, Charlo, MT 59824
      View Details
    • $450,000

      38.8 Acres in Charlo, MT

      38.8 acre lot with Mission Mountain views and easy access.
      Nhn Gallagher Road, Charlo, MT 59824
      View Details

    FAQs

    What type of property is this?
    Land - 40-acre Montana land with lake, mountain views, and potential.
    Where is this land located?
    The property is located at Lot 31 Two Creek Lane Charlo, MT.
    What is the asking price?
    The asking price for this property is $1,950,000.
    What are key features of this property?
    This property features: 40 acre parcel with private access to Kicking Horse Reservoir.; Stunning views of the Mission Mountains.; Potential for residential privacy.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Robert Zimorino
    Robert Zimorino
    Real Estate License ID: RRE-RBS-LIC-16650
    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 31 Two Creek Lane, Charlo, MT 59824
    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!