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    Commercial Land on US-87 Frontage Title is generated by Realmo AI

    8368 US Hwy 87, Lewistown, MT 59457

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    For Sale
    $949,000

    COMMERCIAL - Lewistown, MT

    Lot size:
    11.22 Acres
    Added:
    Nov 25, 2025
    Days on Market:
    177
    Last Refresh:
    May 21 at 12:06 pm

    Property Features for 8368 US Hwy 87

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    022455
    Lot size
    11.22 Acres

    Taxes and HOA fees

    Tax Description
    THREE SISTERS SUBDIVISION, S14, T15 N, R18 E, Lot 003, IN NE4
    Tax Annual Amount
    726

    We can help!

    Listing Contact
    Todd Phillips

    Listing agent Todd Phillips License #RRE-BRO-LIC-3313

    Listing office Phillips Realty 207 W Main St., Ste. 4, Lewistown, MT

    Listing date Nov 25, 2025

    MLS# 356674 Listing URL

    Copyright © 2026 Billings Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Approved for 1 commercial unit on 11.223 acres.
    • Direct US‑87 frontage with MDT & County driveway approval.
    • Fully designed & approved individual septic system.
    • Stormwater system with 17,671 cu ft retention pond and landscaped retention area.
    • County Development Permit and DEQ Subdivision Plat are approved.
    • Fergus Electric Power borders the property.

    Overview

    This 11.223-acre commercial land is located at 8368 US Hwy 87, Lewistown, MT 59457. The property has been approved for one commercial unit. It features direct US-87 frontage with MDT & County driveway approval as of July 25, 2025. A county development permit was approved on July 31, 2025, and the DEQ subdivision plat (COSA #EQ25-2215) is finalized as of June 2025. The property includes a stormwater system with a 17,671 cu ft retention pond and a 17,000 sq ft (0.39 ac) landscaped retention area. It also has an individual, fully designed, and approved septic system that includes an effluent filter, dose tank, 24? trenches, and is 4 ft above the water table. Fergus Electric Power borders the property, and there is a country road approach from Meadowlark Lane.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Lewistown
    County
    Fergus
    State
    Montana
    Longitude
    -109.8830495
    Latitude
    48.4320436

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    FAQs

    What type of property is this?
    Commercial land - 11.22 acres approved for commercial use with highway access.
    Where is this commercial land located?
    The property is located at 8368 US Hwy 87 Lewistown, MT.
    What is the asking price?
    The asking price for this property is $949,000.
    What are key features of this property?
    This property features: Approved for 1 commercial unit on 11.223 acres.; Direct US‑87 frontage with MDT & County driveway approval.; Fully designed & approved individual septic system.
    (406) 538-5271
    We can help!
    Listing Contact
    Todd Phillips
    Real Estate License ID: RRE-BRO-LIC-3313
    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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