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    Polson Land with Lake Views Title is generated by Realmo AI

    MT Highway 35, Polson, MT 59860

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    For Sale
    $189,000

    LAND - Polson, MT

    Lot size:
    2.60 Acres
    Added:
    May 12, 2026
    Days on Market:
    2
    Last Refresh:
    May 13 at 4:06 am

    Property Features for MT Highway 35

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    15322905101160000
    Lot size
    2.60 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    A tract in Government Lot 1 in 5-22-19, Tract "B" on Deed Exhibit H-1690, Lake County, Montana.
    Tax Annual Amount
    2271

    Utilities

    Water source
    Public

    We can help!

    Listing Contact
    Dalon Pobran

    Listing agent Dalon Pobran License #RRE-RBS-LIC-79842

    Listing office Engel & Volkers Western Frontier - Polson 221 Main Street, Missoula, MT

    Listing date May 12, 2026

    MLS# 30070631 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

    • Flathead Lake views
    • Expansive 2.6 acre lot dotted with Ponderosa Pines
    • Enjoy the freedom of No Covenants and No HOA
    • City water is operational
    • Electricity runs along the side of the property
    • Conveniently located, it's a 5 minute drive to Polson and less than 1 hour to Kalispell

    Overview

    This 2.6-acre land lot is situated between East Shore Highway 35 and the Mission Mountains, featuring Ponderosa Pines and views of Flathead Lake. The property offers potential build sites both within and outside the wooded area. It is located a 5-minute drive from Polson and less than an hour from Kalispell. The elevated location provides views of Polson Bay on Flathead Lake, with farmland and mountains in the distance. There are no covenants or HOA restrictions. A portion of the property, approximately 0.39 acres, contains a septic drain field with an easement for the property across the highway; an easement map is available. The remaining open space can be used for building or storage. Electricity is available along the property line, and city water is operational on the lot. This property offers creative potential for development or can be held for future use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Polson
    County
    Lake
    State
    Montana
    Longitude
    -114.2762898
    Latitude
    48.2140074

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    FAQs

    What type of property is this?
    Commercial land - 2.6 acre lot with Flathead Lake and mountain views.
    Where is this commercial land located?
    The property is located at MT Highway 35 Polson, MT.
    What is the asking price?
    The asking price for this property is $189,000.
    What are key features of this property?
    This property features: Flathead Lake views; Expansive 2.6 acre lot dotted with Ponderosa Pines; Enjoy the freedom of No Covenants and No HOA
    (406) 396-0780
    We can help!
    Listing Contact
    Dalon Pobran
    Real Estate License ID: RRE-RBS-LIC-79842
    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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