Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Land with Mountain Views Title is generated by Realmo AI

    TBD Nixon Gulch Road lot 94, Manhattan, MT 59741

    View on Map
    Claim this Listing
    For Sale
    $150,000

    LAND - Manhattan, MT

    Lot size:
    20.09 Acres
    Added:
    Mar 18, 2025
    Days on Market:
    430
    Last Refresh:
    May 21 at 11:06 pm

    Property Features for TBD Nixon Gulch Road lot 94

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    00RDE41545
    Lot size
    20.09 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    GALLATIN RIVER RANCH, S26, T02 N, R03 E, Lot 94, ACRES 20.09, N2NW4NW4 COS 2022
    Tax Annual Amount
    187

    We can help!

    Listing Contact
    Nancy Clark

    Listing agent Nancy Clark License #BRO-63331

    Listing office AmeriMont Real Estate P.O. Box 990, Manhattan, MT

    Listing date Mar 18, 2025

    MLS# 400273 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

    • Bridger Mountain and Castle Rock views from hilltop building site.
    • Private Gallatin River access for fishing and floating.
    • Adjacent to 640 acres of state land.
    • 20+ acre parcel suitable for a solar home.
    • Close proximity to Gallatin River Ranch entrance.
    • 30 minutes from Bozeman.

    Overview

    This 20.09-acre parcel is located in close proximity to the Gallatin River Ranch's entrance. The property offers views of the Bridger Mountains and Castle Rock. The location of power makes it ideally suited for a solar home. It is situated approximately one mile from the neighborhood's private Gallatin River access, offering opportunities for floating and fly fishing. Access to 640 acres of state land adjoining the west side of the neighborhood is also granted. Located in a rural setting, the property is approximately 30 minutes outside of Bozeman.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Manhattan
    County
    Gallatin
    State
    Montana
    Longitude
    -111.348
    Latitude
    45.7517

    Nearby Similar for Sale

    • $500,000

      Manhattan Multifamily Property with Income Potential

      Versatile duplex in Manhattan, MT, ideal for owner-occupants or investors.
      305 E Railroad Avenue N, Manhattan, MT 59741
      View Details
    • $130,000

      Logan Land with Railroad Shop

      Scenic Logan land featuring a railroad tie-built automotive shop.
      225 Flowers, Logan, MT 59741
      View Details
    • $925,000
      5,376 SF

      Commercial Building in Manhattan, Montana

      Investment opportunity in a growing market near Bozeman and Yellowstone.
      412 E Railroad Ave N, Manhattan, MT 59741
      View Details
    • $249,900
      588 SF

      Residential Land in Manhattan, Montana

      Two city lots in the heart of Manhattan, Montana.
      212 S 5th Street, Manhattan, MT 59741
      View Details
    • $325,000

      Montana Land with Mountain Views

      20+ acre parcel with Gallatin River Ranch access.
      TBD Hilltop lot: 170, Manhattan, MT 59741
      View Details
    • $325,000

      Land with Panoramic Mountain Vistas

      20+ acre parcel with mountain views and river access.
      Deerhaven lot: 163, Manhattan, MT 59741
      View Details
    • $895,000

      Commercial Land I-90 Visibility

      1.6-acre commercial land with high visibility near I-90.
      Wooden Shoe Lane lot: 1B, Manhattan, MT 59741
      View Details
    • $15,500,000

      Gallatin River Ranch Development Opportunity

      Ready-to-sell residential lots, equestrian center, and riverfront property.
      3000 Nixon Gulch Road, Manhattan, MT 59741
      View Details
    • $635,000

      Gallatin River Ranch Land Parcel

      20-acre homesite with panoramic mountain and river views.
      11 TBD Saddle Ridge Road, Manhattan, MT 59741
      View Details
    • $162,500

      Residential Land in Manhattan, MT

      Homesite offering space, scenery, and small-town Montana charm.
      S Crispin L4 B1, Manhattan, MT 59741
      View Details
    • $212,900

      Residential Land in Manhattan, MT

      Premier ADU homesite in Manhattan Meadows with Bridger views.
      S Crispin L1 B11, Manhattan, MT 59741
      View Details
    • $162,500

      Residential Lot in Manhattan Meadows

      Premier homesite in Manhattan, build-ready with Bridger views.
      S Crispin L3 B1, Manhattan, MT 59741
      View Details

    FAQs

    What type of property is this?
    Land - 20+ acre parcel near Gallatin River access.
    Where is this land located?
    The property is located at TBD Nixon Gulch Road lot 94 Manhattan, MT.
    What is the asking price?
    The asking price for this property is $150,000.
    What are key features of this property?
    This property features: Bridger Mountain and Castle Rock views from hilltop building site.; Private Gallatin River access for fishing and floating.; Adjacent to 640 acres of state land.
    (406) 579-9190
    We can help!
    Listing Contact
    Nancy Clark
    Real Estate License ID: BRO-63331
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    TBD Nixon Gulch Road lot: 94, Manhattan, MT 59741
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!