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    Property profile & analytics

    2610 Us Hwy 93rd N Victor, MT 59875-9503

    • Commercial real estate
    • 11.99 lot acres
    OFF-MARKET
    Last Sale
    Feb 18, 2025
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US52-0331520
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 2610 Us Hwy 93rd N

    Lot size
    11.99 lot acres
    Property type
    Commercial real estate
    APN
    13-1666-19-4-01-06-0000
    APU
    13166619401060000

    Description

    Prime commercial land totaling 522,284 square feet (approximately 12 acres) is available for sale at $487,500. This exceptional property boasts a 32x68 shop equipped with three-phase power, providing excellent visibility and accessibility directly on US Highway 93 in Victor, Montana. The land extends to the river bottom, offering significant recreational potential, including duck and whitetail deer hunting. The property's location in Ravalli County, Montana, zip code 59875, provides easy access to local amenities and transportation routes. This presents a unique investment opportunity for businesses seeking high-traffic exposure and recreational possibilities. The seller is open to carrying a note with a minimum 30% down payment. This is a rare chance to acquire a substantial parcel of commercial land with existing improvements in a desirable Montana location. The property's size and features make it suitable for a variety of commercial ventures, while the river bottom access adds a unique recreational element. Don't miss this chance to own a piece of Montana's commercial landscape.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Victor
    County
    Ravalli
    State
    Montana
    Longitude
    -114.136
    Latitude
    46.4313

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $1,904
    $0.00
    $0.00
    $333,671
    -
    $307,611
    $26,060
    $333,671

    Comparable in this City

    • Value Estimation by Request
      3,000 SF

      856 93

      Commercial real estate • 3,000 SF
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      4,480 SF

      88 Aquila N Ln

      SHOW ROOM, WAREHOUSE • 4,480 SF
      88 Aquila N Ln, Victor, MT 59875-9355
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    • Value Estimation by Request
      4,000 SF

      1100 Eagles Way

      SHOW ROOM, WAREHOUSE • 4,000 SF
      1100 Eagles Way, Victor, MT 59875-9313
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    • Value Estimation by Request
      8,036 SF

      2000 Meridian Rd

      SHOW ROOM, WAREHOUSE • 8,036 SF
      2000 Meridian Rd, Victor, MT 59875
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    • Value Estimation by Request
      6,000 SF

      935 Us Hwy 93rd N

      SHOW ROOM, WAREHOUSE • 6,000 SF
      935 Us Hwy 93rd N, Victor, MT 59875-9715
      View Details
    • Value Estimation by Request
      11.22 Acres

      1829 Us Highway 93

      Automotive properties • 11.22 Acres
      1829 Us Highway 93, Victor, MT 59875
      View Details

    Similar Nearby for Sale

    • $1,600,000
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      1829 Us Highway 93, Victor, MT 59875
      View Details
    • $300,000
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      Prime Victor, MT Commercial Land

      5.9 Acres, $300,000 - Build Your Vision
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    • $925,000
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    • $849,000
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      High-Visibility Victor Commercial Property

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      856 93, Victor, MT 59875
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    • $1,495,000
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      best beer selection

      and more. This won't last long! Listed by John Herring
      2359 Us Highway 93, Victor, MT 59875
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    • $1,400,000
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      Prime Victor Restaurant & Bar

      Turnkey operation, high visibility, established business.
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      View Details
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    2610 Us Hwy 93rd N
    Victor, MT 59875-9503
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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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