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    40 Acres in Gallatin Valley Title is generated by Realmo AI

    Twin Rivers Cutoff Road, Manhattan, MT 59741

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    Claim this Listing
    For Sale
    $570,000

    LAND - Manhattan, MT

    Lot size:
    40.52 Acres
    Added:
    Nov 24, 2025
    Days on Market:
    178
    Last Refresh:
    May 21 at 6:06 pm

    Property Features for Twin Rivers Cutoff Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    RDE41542
    Lot size
    40.52 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    GALLATIN RIVER RANCH, S26, T02 N, R03 E, LOT 95, ACRES 20.23, N2NE4NW4 COS 2022, GALLATIN RIVER RANCH, S26, T02 N, R03 E, Lot 90, ACRES 20.29, S2NE4NW4 COS 2020
    Tax Annual Amount
    392

    We can help!

    Listing Contact
    Dianne Click
    Dianne Click

    Listing agent Dianne Click License #BRO-9327

    Listing office Bozeman Brokers 1745 S 19th, Suite 2, Bozeman, MT

    Listing date Nov 24, 2025

    MLS# 407125 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

    • 40 acres with sweeping valley and mountain views, comprised of two 20‑acre parcels.
    • Private Gallatin River access and a state‑of‑the‑art equestrian center within Gallatin River Ranch.
    • Open build sites are suitable for a primary residence and additional structures.
    • Exclusive access to blue‑ribbon trout waters just five minutes away.
    • Benefit from a warmer micro‑climate with less snow and moderate winter temperatures.
    • Conveniently located 10 minutes from Manhattan, 20 minutes from the airport, and 30 minutes from Bozeman.

    Overview

    This property features 40 acres in Gallatin River Ranch, Manhattan, Montana, comprising two adjoining 20-acre parcels. The land offers valley vistas and mountain views, providing space for a Montana estate. A natural rock band marks the northern boundary, blending rugged character with open build sites suitable for a primary residence, barn, and guest quarters. Gallatin River Ranch is known for its private Gallatin River access, equestrian center, and open space for horseback riding and hiking. Residents have access to trout waters, and the area benefits from a warmer micro-climate with less snow and moderate winter temperatures, while remaining within 1-2 hours of ski destinations. The location is 10 minutes from Manhattan, 20 minutes from Yellowstone International Airport, and 30 minutes from Bozeman. The property is located on Twin Rivers Cutoff Road, Manhattan, MT 59741.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Manhattan
    County
    Gallatin
    State
    Montana
    Longitude
    -111.348
    Latitude
    45.7517

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    FAQs

    What type of property is this?
    Land - Land with mountain views, river access, and equestrian center.
    Where is this land located?
    The property is located at Twin Rivers Cutoff Road Manhattan, MT.
    What is the asking price?
    The asking price for this property is $570,000.
    What are key features of this property?
    This property features: 40 acres with sweeping valley and mountain views, comprised of two 20‑acre parcels.; Private Gallatin River access and a state‑of‑the‑art equestrian center within Gallatin River Ranch.; Open build sites are suitable for a primary residence and additional structures.
    (406) 580-8881
    We can help!
    Listing Contact
    Dianne Click
    Dianne Click
    Real Estate License ID: BRO-9327
    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.

    More about this property
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