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    Land Near Rock Creek Title is generated by Realmo AI

    Idle Hour Way lot 38, Clinton, MT 59825

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    Claim this Listing
    For Sale
    $232,000

    LAND - Clinton, MT

    Lot size:
    3.57 Acres
    Added:
    Apr 16, 2026
    Days on Market:
    36
    Last Refresh:
    May 21 at 6:06 pm

    Property Features for Idle Hour Way lot 38

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    46167006209080000
    Lot size
    3.57 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    IDLE RANCHES SUBDIVISION, S06, T08 N, R17 W, Lot 38, ACRES 3.57
    Tax Annual Amount
    601

    Utilities

    Water source
    Well

    Building Details

    Additional Structures
    Pergola

    We can help!

    Listing Contact
    Aaron Curtis
    Aaron Curtis

    Listing agent Aaron Curtis License #RRE-BRO-LIC-72448

    Listing office Berkshire Hathaway HomeServices - Missoula 1020 South Avenue W, Missoula, MT

    Listing date Apr 16, 2026

    MLS# 30066768 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

    • Direct access to Rock Creek for recreation and fishing.
    • Producing well (8 GPM) powered by solar panel.
    • Updated camper with wood‑burning stove included.
    • Flat, 3.57‑acre parcel with marked property corners.
    • Private setting in Idle Ranches Subdivision with year‑round neighbors.
    • Eligible for Rock Creek Protective Organization membership.

    Overview

    Located in the Idle Ranches Subdivision, this 3.57-acre parcel of land is in the Rock Creek Valley. A well was drilled in 2022, producing approximately 8 gallons per minute at the time of drilling. The well pump is powered by an on-site solar panel system. The property corners are marked. The property is located a short walk from Rock Creek, a tributary of the Clark Fork River. Vast acreage of USFS land is accessible within a half mile. Nearby trails such as the Wahlquist Trail and Hogback Trail offer hiking options. Included in the sale is a camper equipped with a wood-burning stove, a gas range, and sleeping accommodations. Outside the camper, there is a fire pit, pergola, and picnic table. The new owners will be eligible to join the Rock Creek Protective Organization, a local community group focused on community projects and social events. The property is suitable as a recreational basecamp or for a future home or cabin.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Clinton
    County
    Missoula
    State
    Montana
    Longitude
    -113.676
    Latitude
    46.774

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    FAQs

    What type of property is this?
    Recreation land - 3.57-acre lot with well, camper, and community access.
    Where is this recreation land located?
    The property is located at Idle Hour Way lot 38 Clinton, MT.
    What is the asking price?
    The asking price for this property is $232,000.
    What are key features of this property?
    This property features: Direct access to Rock Creek for recreation and fishing.; Producing well (8 GPM) powered by solar panel.; Updated camper with wood‑burning stove included.
    (406) 396-2721
    We can help!
    Listing Contact
    Aaron Curtis
    Aaron Curtis
    Real Estate License ID: RRE-BRO-LIC-72448
    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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