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    Productive Irrigated Land in Montana Title is generated by Realmo AI

    Lower River Rd., Fromberg, MT 59029

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    Claim this Listing
    Pending
    $2,350,000

    LAND - Fromberg, MT

    Lot size:
    259.85 Acres
    Added:
    Feb 25, 2026
    Days on Market:
    83
    Last Refresh:
    May 19 at 11:06 pm

    Property Features for Lower River Rd.

    General Information

    Property type
    Land
    Property subtype
    Other
    Exterior features
    SprinklerIrrigation
    Standard status
    Pending
    APN
    0002817015/0028088010
    Lot size
    259.85 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    S33, T05 S, R23 E, ACRES 134.98, GOV LOT 1 LESS COS 1112 & PLAT 860 2ND AM PLUS COS 2495 RB RELOCATION PARCEL A S33, T05 S, R23 E, ACRES 124.87, W2SE4, PT E2SE4
    Tax Annual Amount
    1686

    We can help!

    Listing Contact
    Dan Reddick
    Dan Reddick

    Listing agent Dan Reddick License #BRO-7657

    Listing office Berkshire Hathaway - Bozeman 2001 Stadium Drive, Bozeman, MT

    Listing date Feb 25, 2026

    MLS# 408909 Listing URL

    Copyright © 2026 Big Sky Country 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

    • 260 acres of productive, irrigated land in rural Montana.
    • Two pivots included: a seven‑tower "Valley" full circle and an eight‑tower "T&L" with corner arm.
    • Gravity‑fed irrigation with electric booster pumps for both pivots.
    • Irrigation water sourced from Orchard Canal; pivots operate from a single headgate.
    • Accessible via county road (Lower River Road).
    • Expansive views of the Absaroka Beartooth Mountains with potential building sites.

    Overview

    This property features 260 acres of productive irrigated land located in a rural Montana community. The land is irrigated by one seven-tower "Valley" full circle pivot and a "T&L" eight-tower pivot with a corner arm half circle. Both pivots are gravity fed with a booster pump at the center of each, and both booster pumps are electric. Irrigation is supplied by water from the Orchard Canal, with both pivots operating from one headgate and capable of running simultaneously. Access to the property is provided by the county road, Lower River Road. Building sites are available to capture the expansive views of the Absaroka Beartooth Mountains.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Fromberg
    County
    Carbon
    State
    Montana
    Longitude
    -108.902857
    Latitude
    45.369997

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 260 acres of irrigated land in Fromberg, Montana.
    Where is this agricultural land / farmland located?
    The property is located at Lower River Rd. Fromberg, MT.
    What is the asking price?
    The asking price for this property is $2,350,000.
    What are key features of this property?
    This property features: 260 acres of productive, irrigated land in rural Montana.; Two pivots included: a seven‑tower "Valley" full circle and an eight‑tower "T&L" with corner arm.; Gravity‑fed irrigation with electric booster pumps for both pivots.
    (406) 580-0653
    We can help!
    Listing Contact
    Dan Reddick
    Dan Reddick
    Real Estate License ID: BRO-7657
    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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