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    Clinton, MT Land with Views Title is generated by Realmo AI

    35465 Lessnau Lane, Clinton, MT 59825

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    For Sale
    $829,900

    LAND - Clinton, MT

    Lot size:
    161.06 Acres
    Added:
    May 26, 2026
    Days on Market:
    6
    Last Refresh:
    May 31 at 6:06 pm

    Property Features for 35465 Lessnau Lane

    General Information

    Property type
    Land
    Property subtype
    Other
    Exterior features
    PropaneTankLeased
    Fencing
    Fenced, Perimeter
    Standard status
    Active
    APN
    04209720101030000
    Lot size
    161.06 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Description
    S20, T12 N, R15 W, GOVT LOTS 3, 4, 5 AND NW4NW4 AND NW4SW4
    Tax Annual Amount
    685

    Utilities

    Utilities
    Propane

    Building Details

    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Mark Twite
    Mark Twite

    Listing agent Mark Twite License #RRE-BRO-LIC-11357

    Listing office Twite Realty Corp 410 Expressway Suite C PO Box 16203, Missoula, MT

    Listing date May 26, 2026

    MLS# 30071691 Listing URL

    Copyright © 2026 Montana Regional 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

    • 160+ acre off‑grid property bordering State of Montana lands on 4.5 of 5 sides, ensuring privacy and recreational access.
    • Self‑sustaining property with handcrafted improvements designed for longevity, including a woodworking shop, sheds, garage, and barn.
    • Extensive water storage system with above and below ground tanks for potable water.
    • Private road access with a road users' agreement, ensuring controlled and reliable entry.
    • Structures and improvements meet county requirements, providing assurance of compliance.
    • Panoramic views to the Bitterroot Range and Bob Marshall Wilderness, offering scenic beauty.

    Overview

    This 160+ acre property is located near Clinton, MT, at the top of a mountain and almost entirely surrounded by State of Montana lands. The property has been developed into a self-sustaining work of art. Improvements include a woodworking shop with a Jotul woodstove and workspace, several sheds for covered storage, an ATV/snowmobile shed, and a firewood shed capable of holding enough firewood for two winters. There is also a one-truck garage with storage. The property features a modest barn with an attached tack room and stalls, as well as a hot wire setup for a large turnout area. The property has a variety of water storage measures to store several thousands of gallons of potable water. The property is accessed via a private road with a road users' agreement with the neighbors. Bordered on 4-1/2 of its 5 sides by State lands, the property offers views to the south all the way to the Bitterroot Range, and to the north all the way to the Bob Marshall Wilderness. This private and secluded property has no conservation easements and no other access easements through the property.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Clinton
    County
    Missoula
    State
    Montana
    Longitude
    -113.518149
    Latitude
    46.783797

    FAQs

    What type of property is this?
    Ranch - 160+ acre off-grid property bordering State of Montana lands.
    Where is this ranch located?
    The property is located at 35465 Lessnau Lane Clinton, MT.
    What is the asking price?
    The asking price for this property is $829,900.
    What are key features of this property?
    This property features: 160+ acre off‑grid property bordering State of Montana lands on 4.5 of 5 sides, ensuring privacy and recreational access.; Self‑sustaining property with handcrafted improvements designed for longevity, including a woodworking shop, sheds, garage, and barn.; Extensive water storage system with above and below ground tanks for potable water.
    (406) 880-1956
    We can help!
    Listing Contact
    Mark Twite
    Mark Twite
    Real Estate License ID: RRE-BRO-LIC-11357
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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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