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    Expansive Ranch Land in Montana Title is generated by Realmo AI

    "5736 +/- Acres" NHN Straub Access Rd Plevna, Plevna, MT 59344

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    Claim this Listing
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    For Sale
    Under Contract
    $3,800,000

    LAND - MT

    Lot size:
    5,736.00 Acres
    Added:
    May 6, 2026
    Days on Market:
    5
    Last Refresh:
    May 10 at 1:06 pm

    Property Features for "5736 +/- Acres" NHN Straub Access Rd Plevna

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active Under Contract
    APN
    1953331
    Lot size
    5,736.00 Acres

    Taxes and HOA fees

    Tax Description
    See Attachment A for full legals
    Tax Annual Amount
    1302

    Utilities

    Water source
    Well
    Water front features
    Creek, Pond

    We can help!

    Listing Contact
    Meredith McKinney
    Meredith McKinney

    Listing agent Meredith McKinney License #rre-rbs-lic-88227

    Listing office Great Plains Land Co. LLC 501 N Walker Avenue, Ste 100, Oklahoma City, MT

    Listing date May 6, 2026

    MLS# 347662 Listing URL

    Copyright © 2026 Billings Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Extensive Acreage: 5,736 acres of continuous land, including 4,136 deeded acres.
    • Water Resources: Features seasonal streams, a natural spring, a small reservoir, and stock wells.
    • Grazing Potential: Supports 175‑225 pairs, with an internal trail system for livestock monitoring.
    • Hay Production: Boasts 330 acres of hay production.
    • Wildlife Habitat: Lush coulees and partial Badlands attract deer and other wildlife.
    • Natural Features: Includes tree lines, coulees, and partial Badlands.

    Overview

    This ranch property encompasses 5,736 acres, including 4,136 deeded acres and 1,600 acres of state and BLM leases. The land features varied water resources, including two seasonal streams, a natural spring, a small reservoir, and strategically placed stock wells. An internal trail system facilitates livestock monitoring. The ranch can support between 175 and 225 pairs, depending on the year. There are 330 acres dedicated to hay production, with potential expansion on over 900 acres of expired CRP ground. Lush coulees traverse the ranch, providing shelter and nourishment for wildlife. The BLM portion includes partial Badlands with coulees and trails, attracting deer and other wildlife. Tree lines provide shade and shelter for both cattle and wildlife. The property is located in Plevna, Montana.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Plevna
    County
    Fallon
    State
    Montana
    Longitude
    -104.646
    Latitude
    46.3905

    FAQs

    What type of property is this?
    Ranch - 5,736-acre ranch featuring grazing land, water resources, and wildlife habitat.
    Where is this ranch located?
    The property is located at "5736 +/- Acres" NHN Straub Access Rd Plevna Plevna, MT.
    What is the asking price?
    The asking price for this property is $3,800,000.
    What are key features of this property?
    This property features: Extensive Acreage: 5,736 acres of continuous land, including 4,136 deeded acres.; Water Resources: Features seasonal streams, a natural spring, a small reservoir, and stock wells.; Grazing Potential: Supports 175‑225 pairs, with an internal trail system for livestock monitoring.
    (405) 255-0051
    We can help!
    Listing Contact
    Meredith McKinney
    Meredith McKinney
    Real Estate License ID: rre-rbs-lic-88227
    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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