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    Montana Land with River Frontage Title is generated by Realmo AI

    HWY 201, Circle, MT 59274

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    Claim this Listing
    For Sale
    $490,000

    LAND - Circle, MT

    Lot size:
    160.00 Acres
    Added:
    Aug 18, 2025
    Days on Market:
    277
    Last Refresh:
    May 21 at 10:06 am

    Property Features for HWY 201

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    1500894
    Lot size
    160.00 Acres

    Taxes and HOA fees

    Tax Description
    S23, T25 N, R50 E, NE4
    Tax Annual Amount
    332

    Utilities

    Water front features
    River Front
    Water front
    1

    We can help!

    Listing Contact
    Ashley Delp
    Ashley Delp

    Listing agent Ashley Delp License #RRE-BRO-LIC-58826

    Listing office Dream Realty 100 N 27th Street Grand Ballroom, Billings, MT

    Listing date Aug 18, 2025

    MLS# 354464 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

    • 160 acres of unspoiled Montana land with Redwater River frontage.
    • Located in Montana Hunting District 650, offering world‑class hunting opportunities.
    • +/- 66 acres of productive farm ground currently in production.
    • Expansive, unobstructed views of sunrises and sunsets.
    • No known restrictions and easy gravel road access.
    • Lush grassland and mature cottonwood groves.

    Overview

    This 160-acre property in Circle, MT, features lush grassland, productive farm ground, and mature cottonwood groves. The Redwater River runs through the property, attracting wildlife. Located in Montana Hunting District 650, the land offers opportunities for antelope, deer, and pheasant hunting. The property includes rolling hills and open meadows, with approximately 66 acres currently in production. It offers views of sunrises and sunsets over the prairie. The property is suitable for building a home, a peaceful getaway, or expanding an agricultural operation. There are no known restrictions and the property has gravel road access. A K-12 school is located in Circle. The property is located approximately 13.5 miles east on HWY 201 off of STATE HWY 13.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Circle
    County
    McCone
    State
    Montana
    Longitude
    -105.772
    Latitude
    47.8426

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    FAQs

    What type of property is this?
    Farm - 160 acres of Montana land with river and hunting.
    Where is this farm located?
    The property is located at HWY 201 Circle, MT.
    What is the asking price?
    The asking price for this property is $490,000.
    What are key features of this property?
    This property features: 160 acres of unspoiled Montana land with Redwater River frontage.; Located in Montana Hunting District 650, offering world‑class hunting opportunities.; +/- 66 acres of productive farm ground currently in production.
    (406) 690-4388
    We can help!
    Listing Contact
    Ashley Delp
    Ashley Delp
    Real Estate License ID: RRE-BRO-LIC-58826
    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.

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