Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    1-B River Rd Plains, MT 59859

    Sponsored
    For Sale
    $850,000

    41 acres, river frontage, build your dream home

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    408
    This exceptional 41.32-acre property in Plains, Montana, presents a rare opportunity. Boasting over 739 feet of Clark Fork River frontage, this land offers a unique blend of wooded areas and open pasture, ensuring privacy and tranquility. The property is conveniently located in the heart of the Clark Fork River Valley, providing easy access to outdoor recreation such as fishing and boating. A pre-installed septic system simplifies the building process. The absence of covenants allows for maximum design flexibility, making it ideal for a primary residence, cabin, or RV setup. Plains offers a full range of amenities, including a post office, grocery store, drug store, hospital with an emergency room, banks, hardware stores, and building supply stores, ensuring convenient access to everyday necessities. This is an unparalleled chance to create your Montana dream home in a picturesque setting with abundant river access. The asking price is $850,000.

    Property Features for 1-B River Rd

    General Information

    Property type
    Land
    Lot Size
    1,799,899 SF

    We can help!

    Listing Contact
    Deborah Warren
    Deborah Warren

    Learn more

    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial real estate

    Suggested Use

    Hotel & Motel Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Plains
    County
    Sanders
    State
    Montana
    Longitude
    -114.8933257
    Latitude
    47.449818

    Nearby Comparable

    • $475,000
      5.02 Acres

      Montana Riverfront Land - Plains

      5 Acres, River Frontage, No Covenants
      0 River Rd, Plains, MT 59859
      View Details
    • $475,000
      5.00 Acres

      Montana Riverfront Land - Plains, MT

      5 Acres, River Frontage, No Covenants
      1-D River Rd, Plains, MT 59859
      View Details
    • $83,000
      0.15 Acres

      Corner Lot in Plains, MT

      50x130 corner lot with mature trees, close to amenities.
      Nhn 3 St, Plains, MT 59859
      View Details
    • $115,000
      1.32 Acres

      Prime Plains, MT Residential Lot

      1.32 Acres, Mountain Views, $115k
      2 Stonebrook Ln, Plains, MT 59859
      View Details
    • $115,000
      1.32 Acres

      Prime Plains, MT Residential Lot

      1.32 Acres, Mountain Views, $115k
      4 Stonebrook Ln, Plains, MT 59859
      View Details
    • $115,000
      1.32 Acres

      Plains, MT Residential Land Lot

      1.32-acre lot; build your dream home.
      3 Stonebrook Ln, Plains, MT 59859
      View Details
    • $130,000

      Plains Waterfront Lot - $130K

      Build your dream home on this rare Montana riverfront lot.
      0 Nhn Meany St, Plains, MT 59859
      View Details
    • $799,000

      Iconic Plains Commercial Building

      Downtown Plains, MT - Multi-Use Property
      109 Lynch St, Plains, MT 59859
      View Details
    • $425,000
      21.63 Acres

      Montana Land: 21 Acres, Plains

      Secluded Montana acreage with stunning views.
      23 Labrador Ln, Plains, MT 59859
      View Details
    • $58,000
      1.17 Acres

      Plains, MT Residential Land Parcel

      1.17 Acres, Prime Residential Lot
      22 Leiber Ln, Plains, MT 59859
      View Details
    • $100,000
      2.28 Acres

      Plains, MT Commercial Land Opportunity

      2.28 Acres, Prime Commercial Lot
      2 Railroad Ave, Plains, MT 59859
      View Details

    Nearby Similar for Sale

    • $850,000
      0.45 Acres

      Plains, MT Mixed-Use Property

      Historic Montana clinic & home, $850k
      406 Railroad Ave, Plains, MT 59859
      View Details

    FAQs

    What type of property is this?
    Land - 41 acres, river frontage, build your dream home
    Where is this land located?
    The property is located at 1-B River Rd Plains, MT.
    What is the asking price?
    The asking price for this property is $850,000.
    Request Owner's contact information
    1-B River Rd Plains, MT 59859
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    1-B River Rd
    Plains, MT 59859
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    1-B River Rd Plains, MT 59859
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Deborah Warren
    Deborah Warren
    Real Estate License ID: RRE-BRO-LIC-10796
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.