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    Hobby Ranch Land with Multiple Sites Title is generated by Realmo AI

    Irvine Flats Road lot 5A, Polson, MT 59860

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    Claim this Listing
    New
    For Sale
    $190,000

    LAND - Polson, MT

    Lot size:
    4.99 Acres
    Added:
    May 29, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 3 at 12:06 am

    Property Features for Irvine Flats Road lot 5A

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    15322807301110000
    Lot size
    4.99 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    N 1/2 NE 1/4 SE1/4 of Section 7, Township 22 North, Range 20 West, P.M.M., Lake County, Montana, being shown and described as Tract 5A o Certificate of Survey no. 7831-FT
    Tax Annual Amount
    79

    We can help!

    Listing Contact
    Shelly Ragland
    Shelly Ragland

    Listing agent Shelly Ragland License #RRE-RBS-LIC-44771

    Listing office PureWest Real Estate - Lakeside 115 Bills Rd, Kalispell, MT

    Listing date May 29, 2026

    MLS# 30071900 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

    • 4.99‑acre parcel in Polson, MT with multiple building sites and level terrain for easier building and fencing
    • Electricity already brought into the property
    • Sanitation approved through COSA with DEQ
    • Horses OK; hobby farms and hobby ranch uses permitted
    • Mission Mountains views and open space with panoramic surroundings
    • Minutes to Flathead Lake, Flathead River access, and downtown Polson

    Overview

    This 4.99-acre parcel offers a practical setting for a dream home or small hobby ranch, with multiple building sites and expansive, panoramic views of the Mission Mountains. The terrain is level, making it straightforward to build on and to fence for animals. Horses are allowed, and the property is described as suitable for hobby farms. Electricity has already been brought into the property, and sanitation has been approved through COSA with DEQ.

    The land is located in Polson off Irvine Flats Road (lot 5A) in Lake County. The seller notes the parcel is just minutes from Flathead Lake and provides access to the Flathead River, with downtown Polson nearby.

    For buyers looking for space without complexity, this property’s combination of level ground, multiple potential building locations, and power already on-site can reduce early development friction. It also offers a good fit for operators who want room for animals and the flexibility to place a primary residence and supporting improvements on the same parcel. An additional adjoining parcel is available, and the listing notes the opportunity to purchase all adjoining acreage together for a larger contiguous holding.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Polson
    County
    Lake
    State
    Montana
    Longitude
    -114.2037297
    Latitude
    47.6812182

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Level, build-ready acreage with multiple building sites, power in place, and hobby farm compatibility near Flathead Lake access.
    Where is this agricultural land / farmland located?
    The property is located at Irvine Flats Road lot 5A Polson, MT.
    What is the asking price?
    The asking price for this property is $190,000.
    What are key features of this property?
    This property features: 4.99‑acre parcel in Polson, MT with multiple building sites and level terrain for easier building and fencing; Electricity already brought into the property; Sanitation approved through COSA with DEQ
    (406) 261-5040
    We can help!
    Listing Contact
    Shelly Ragland
    Shelly Ragland
    Real Estate License ID: RRE-RBS-LIC-44771
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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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