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    1312 Hard Rock Rd Somers, MT 59932

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    For Sale
    Contact for pricing

    Turnkey Lavender Farm, 4.97 Acres

    Property Features for 1312 Hard Rock Rd

    General Information

    Property type
    Farms
    Lot Size
    216,493 SF

    Building Details

    Year Built
    1999

    We can help!

    Listing Contact
    Bret C Richmond
    Bret C Richmond

    Listing Agency: National Parks Realty - Bigfork Listing Agent: Bret C Richmond

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This exceptional 4.97-acre lavender farm in Somers, Montana, presents a unique opportunity for agricultural entrepreneurs. The property, situated at 1312 Hard Rock Road, boasts stunning Swan Mountain views and includes over 8,000 established lavender plants across six fragrant varieties. A turnkey operation, the farm offers all necessary equipment for immediate production, including a 200L and 60L still for essential oil distillation. Currently producing over 40 handcrafted lavender products, the business is poised for significant growth. The property also features a 600-square-foot covered polycarbonate greenhouse equipped with overhead heating, grow lighting, and irrigation for plant propagation. Built in 1999, this established farm provides a seamless transition for new owners, with the current owner offering training and consultation. Owner financing is available to qualified buyers. The property's zip code is 59932, and it's located in Flathead County. This idyllic setting combines breathtaking scenery with a profitable, established business, making it an exceptional investment opportunity. Don't miss this chance to own your own thriving lavender farm in beautiful Montana.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Longview Lavender Farm ... Food Processing Plant

    Suggested Use

    Restaurant Auto Parts Store Department Store Storage Facility Furniture & Home Goods Cafe & Coffee Shop Arcade & Gaming Center Nursing Home

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

    Location Insight

    • Map
    • Local Demand
    City
    Somers
    County
    Flathead
    State
    Montana
    Longitude
    -114.2069746
    Latitude
    48.0999676

    Nearby Similar for Sale

    • $3,780,000
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      Historic Lakeside Business, High Revenue
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    • $1,495,000
      3,388 SF

      Lakeside Commercial Building Opportunity

      Hwy 93 frontage, multi-use potential.
      77 Deer Creek Rd, Somers, MT 59932
      View Details

    FAQs

    What type of property is this?
    Farm - Turnkey Lavender Farm, 4.97 Acres
    Where is this farm located?
    The property is located at 1312 Hard Rock Rd Somers, MT.
    What is the asking price?
    The asking price for this property is $1,525,000.
    What are key features of this property?
    This property features: $1,525,000 asking price.; 4.97-acre Montana farm.; Established lavender farm with over 8,000 plants and 40 handcrafted products.
    (406) 837-1249 Call to check price and availability
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    1312 Hard Rock Rd Somers, MT 59932
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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
    1312 Hard Rock Rd Somers, MT 59932
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    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Bret C Richmond
    Bret C Richmond
    Real Estate License ID: 89630
    (406) 837-1249 (406) 210-0230
    Learn more
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