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    5228 Gardner Lane Florence, MT 59833

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    For Sale
    $849,000

    10.01-acre equestrian property featuring indoor and outdoor arenas.

    Type:Commercial/Industrial
    Property size:
    7,056 SF
    Lot size:
    10.01 Acres
    Added:
    Mar 12, 2026
    Days on Market:
    22
    Last Refresh:
    Mar 25 at 10:23 pm

    Property Features for 5228 Gardner Lane

    General Information

    Standard status
    Active
    Size
    7,056 SF
    Lot size
    10.01 Acres
    Property subtype
    Commercial/Industrial

    We can help!

    Listing Contact
    Carey Kanavel

    Listing agent Carey Kanavel License #RRE-BRO-LIC-63319

    Listing office Live Love Montana Real Estate

    Listing date Mar 12, 2026

    Source Exitrealty

    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 Live Love Montana Real Estate

    Overview

    Equestrian Property with Indoor Arena

    This 10.01-acre equestrian property, known as Cattail Stables, offers Bitterroot Mountain views and is easily accessible from Highway 93. The property includes pasture, runs, and two arenas. The barn features a concrete aisle and space for up to 5 stalls, along with a 65x80 indoor arena equipped with shatter-proof mirrors on both ends and solid walls. The arena's footing is designed to minimize dust and support horses' movements. Currently, the indoor stalls are configured as a feed room, a tack room with 11 lockers and hot water, and a heated lounge, in addition to two stalls with runs. There is also a 70x145 outdoor dressage court/arena with sand/rubber footing to maximize stability for dressage and jumping. Additional features include automatic waterers, a turnout pasture with a large shelter, and five six-foot-tall pens with individual shelters, each large enough for two or more horses, constructed with steel continuous fence. A large hay shed is located next to the barn. The property is suitable for use as an individual horse training facility.
    Location Intelligence

    Current Use by Public Records

    Cattail Stables Horse Boarding Stable

    Suggested Use

    Storage Facility HVAC Service Discount Store (Bike/Boat/Book/etc) Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Florence
    County
    Ravalli
    State
    Montana
    Longitude
    -114.071
    Latitude
    46.7

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    FAQs

    What type of property is this?
    Horse & equestrian property - 10.01-acre equestrian property featuring indoor and outdoor arenas.
    Where is this horse & equestrian property located?
    The property is located at 5228 Gardner Lane Florence, MT.
    What is the asking price?
    The asking price for this property is $849,000.
    What are key features of this property?
    This property features: 10.01‑acre equestrian property with Bitterroot Mountain views and Highway 93 access.; Barn features a **65x80 indoor arena with shatter‑proof mirrors and specialized low‑dust footing.**; **70x145 outdoor dressage court/arena with sand/rubber footing** for stability.
    (406) 880-2335
    We can help!
    Listing Contact
    Carey Kanavel
    Real Estate License ID: RRE-BRO-LIC-63319
    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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