Wooded Land With Steel RV
For Sale
$399,000
378 Bobcat Lane, Seeley Lake, MT 59868
Land, Seeley Lake, MT
Property Size1,536 SF
Lot Size2.66 Acres
Price / SF$259.77
Days on Market437
Property Features for 378 Bobcat Lane
General Information
Property type
Land
Property subtype
Other
Lot features
Secluded, Wooded
View
Mountains
Directions
From Highway 83, turn onto double Arrow Road, left onto Glacier Dr., right onto Buckskin Dr., slight left onto Grandview Dr., right onto Bobcat Lane go a little way and it will be on your left.
Standard status
Active
APN
04254106203230000
Lot size
2.66 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Double Arrow Ranch No 4 024, S06, T16 N, R14 W, Lot 113, Acres 2.66
Tax Annual Amount
932
HOA Fee
$620 Annually
Legal Description
Double Arrow Ranch No 4 024, S06, T16 N, R14 W, Lot 113, Acres 2.66
Utilities
Sewer type
Septic Tank, Private Sewer
Water source
Private, Well
Listing Agency:
Clearwater Montana Properties - Seeley Lake
(406) 677-3000
Listed By:
Scott Kennedy · License #RRE-BRO-LIC-10683
(406) 677-4235
Added: Jun 11, 2025
Changed: Aug 20
Last Checked: Aug 21 at 4:06AM
MLS# 30051802
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.
Investment Insights
Based on property information with market context.
This 2.66-acre wooded parcel includes a 32-by-48-foot engineered steel RV garage at a proposed elevated building site. The structure has two 14-foot overhead doors, two man doors, insulation, reflective roofing, and full in-floor heating. Interior improvements include kitchen cabinetry with a center island, while the loft/mezzanine provides space for an office, lounge, or storage. A 20 GPM well, private septic system, power, and driveway are already installed.
Located at 378 Bobcat Lane in Seeley Lake, Montana, the property offers views toward the Swan Range within a wooded natural setting. The existing improvements provide a substantial foundation for completing the structure according to the owner’s plans.
Located at 378 Bobcat Lane in Seeley Lake, Montana, the property offers views toward the Swan Range within a wooded natural setting. The existing improvements provide a substantial foundation for completing the structure according to the owner’s plans.
Key Highlights
- 2.66 wooded acres at a proposed elevated building site
- 32' x 48' engineered steel RV garage
- Two 14‑ft overhead doors and two man doors
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$13,549
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.40%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$270,980
$271.0K
Cap Rate 7%
$193,557
$193.6K
Cap Rate 9%
$150,544
$150.5K
Market Conditions
NOI Build-Up for 1,536 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$17.0K $11.04/SF
− Vacancy
−$1.0K −$0.66/SF
EGI
$15.9K $10.38/SF
− OpEx
−$2.4K −$1.56/SF
NOI
$13.5K $8.82/SF
Area
Missoula County, MT
Vacancy
6.00%
Lease Rate
$11.04 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$270,980
Cap Rate 7%
$193,557
Cap Rate 9%
$150,544
Alternative Uses
Best Use
Warehouse
$193.6K
$169.4K – $225.8K
NOI $13,549 @ 7.0% cap · market cap 3.40%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$442.9K
$387.5K – $516.7K
NOI $31,000 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 59868, MT
2,087
Population
1,652
Households
1.3
Avg Household Size
56
Median Age
24%
College-Educated
94%
High-School Grad
256.0 sq mi
ZIP Area
8
Density / Sq Mi
$48,409
Median Household Income
$33,650
Median Earnings
$1,028
Median Rent
$286,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Land - Served by a private well, septic system, electrical service, and installed driveway.
Where is this land located?
The property is located at 378 Bobcat Lane Seeley Lake, MT.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 2.66 wooded acres at a proposed elevated building site; 32' x 48' engineered steel RV garage; Two 14‑ft overhead doors and two man doors
