Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Land Overlooking Flathead Lake Title is generated by Realmo AI

    Early Dawn Drive, Big Arm, MT 59910

    View on Map
    Claim this Listing
    For Sale
    $239,000

    LAND - Big Arm, MT

    Lot size:
    7.23 Acres
    Added:
    Feb 5, 2026
    Days on Market:
    105
    Last Refresh:
    May 21 at 1:06 pm

    Property Features for Early Dawn Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    15346729301120000
    Lot size
    7.23 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    WINDWARD HEIGHTS, S29, T24 N, R21 W, Lot 005, ACRES 7.23
    Tax Annual Amount
    913

    We can help!

    Listing Contact
    Bobbie McLain-Twite

    Listing agent Bobbie McLain-Twite License #RRE-BRO-LIC-8591

    Listing office Twite Realty Corp 410 Expressway Suite C PO Box 16203, Missoula, MT

    Listing date Feb 5, 2026

    MLS# 30064918 Listing URL

    Copyright © 2026 Montana Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 7.23 acres with BREATHTAKING Flathead Lake views.
    • Borders State land, providing direct access and privacy.
    • Close proximity to Flathead Lake State Park and boat launch.
    • Multiple desirable building sites.
    • Paved road access and available power.
    • Protective covenants in an area of nice homes.

    Overview

    This 7.23-acre land parcel is located in Big Arm, MT, and offers views overlooking Flathead Lake. The property borders state land to the east and is situated around the corner from the state park and boat launch. It features wooded areas and multiple potential building sites. The land is located on a county-paved road and has access to power. The property is perched above the lake, providing a secluded feeling with good access off the paved road. It is located a few minutes from Flathead Lake State Park. The area features nice homes and protective covenants.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Big Arm
    County
    Lake
    State
    Montana
    Longitude
    -114.3208326
    Latitude
    47.8116641

    Nearby Similar for Sale

    • $500,000

      Flathead Lake View Homesite

      5.03-acre parcel with elevated views and site improvements.
      28711 Early Dawn Drive, Big Arm, MT 59910
      View Details
    • $485,000

      Montana Land with Lake Views

      20.2 acres with lake views, power, and internet.
      29068 Walking Horse Lane, Big Arm, MT 59910
      View Details
    • $485,000

      Montana Land with Lake Views

      20+ acres with lake views, utilities, and owner financing.
      29068 Walking Horse Lane, Big Arm, MT 59910
      View Details
    • $167,900

      Wild Horse RV Lot Opportunity

      RV lot with full hookups and lake and mountain views.
      44805 Eagle Eye Loop, Big Arm, MT 59910
      View Details
    • $188,900

      Resort RV Lot with Lake Views

      RV lot in gated community with Flathead Lake views.
      28766 Lake Glass Lane, Big Arm, MT 59910
      View Details
    • $167,900

      Wild Horse RV Lot Opportunity

      RV lot with full hookups and lake and mountain views.
      44803 Eagle Eye Loop, Big Arm, MT 59910
      View Details
    • $475,000

      Land with Flathead Lake Views

      5-acre parcel with views of Flathead Lake and mountains.
      NHN Wild Horse View, Big Arm, MT 59910
      View Details
    • $227,500

      Land For Sale in Big Arm

      Land available near North Big Arm State Park.
      45650 Lark Court, Big Arm, MT 59910
      View Details
    • $499,000

      Expansive Land with Lake Views

      20+ acre parcel with unobstructed Flathead Lake and mountain views.
      NHN Walking Horse Lane, Big Arm, MT 59910
      View Details
    • $499,000

      Land with Sweeping Lake Views

      20-acre parcel with unobstructed views of Flathead Lake.
      NHN Walking Horse Lane, Big Arm, MT 59910
      View Details

    FAQs

    What type of property is this?
    Land - 7.23 acres with lake views and bordering state land.
    Where is this land located?
    The property is located at Early Dawn Drive Big Arm, MT.
    What is the asking price?
    The asking price for this property is $239,000.
    What are key features of this property?
    This property features: 7.23 acres with BREATHTAKING Flathead Lake views.; Borders State land, providing direct access and privacy.; Close proximity to Flathead Lake State Park and boat launch.
    (406) 544-6153
    We can help!
    Listing Contact
    Bobbie McLain-Twite
    Real Estate License ID: RRE-BRO-LIC-8591
    Learn More
    Request Owner's contact information
    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.
    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
    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

    Thank You for Inquiry
    Early Dawn Drive, Big Arm, MT 59910
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!