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    Recreation and Hunting Land Parcel Title is generated by Realmo AI

    Twin Rivers Cutoff Road lot 97, Manhattan, MT 59741

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    Claim this Listing
    New
    For Sale
    $550,000

    LAND - Manhattan, MT

    Lot size:
    20.41 Acres
    Added:
    Jun 5, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 5 at 5:06 pm

    Property Features for Twin Rivers Cutoff Road lot 97

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    RDE46810
    Lot size
    20.41 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Gallatin River Ranch, S26, T02 N, R03 E, Lot 97, Acres 20.41, N2NE4NE4 COS 2022
    Tax Annual Amount
    197

    We can help!

    Listing Contact
    Taunya Fagan
    Taunya Fagan

    Listing agent Taunya Fagan License #BRO-61433

    Listing office Taunya Fagan RE @ Estate House 3960 Valley Commons Dr. Ste. 1, Bozeman, MT

    Listing date Jun 5, 2026

    MLS# 410274 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

    • Mountain‑facing build site in Gallatin River Ranch with views of the Bridger, Gallatin, and Madison mountain ranges.
    • Quick access to an east‑side put‑in/take‑out area and picnic area within the subdivision.
    • Subdivision open space along the Gallatin River spans over 2 miles and includes a private boat ramp and picnic area.
    • Private Gallatin River frontage access with a picnic area, pavilion, fire pit, and BBQs.
    • Horse facilities in the subdivision include boarding stables and a large arena.
    • Adjacent State Land access for riding, hunting, fishing, and floating.

    Overview

    This sale offers a recreation and hunting land parcel with 20.41 acres in Gallatin River Ranch. The property is positioned as a build site with an elevated vantage point and broad mountain views, facing the Bridger, Gallatin, and Madison mountain ranges. The setting is intended for flexible use as a future residential retreat, with room to build a main residence, guest home, and a shop or barn.

    Within the surrounding subdivision, residents have access to extensive recreation amenities centered on the Gallatin River. Subdivision open space spans over 2 miles of private Gallatin River frontage, including a private boat ramp and picnic area. The community also features world-class horse facilities, including boarding stables and a large arena. Additional access to adjacent State Land supports riding, hunting, fishing, and floating, with an on-ramp to the east side put-in/take-out and picnic area described as nearby. Residents also enjoy exclusive private river frontage amenities, including a picnic area, pavilion, fire pit, and BBQ areas.

    For buyers seeking a rural land holding that supports outdoor recreation alongside horse use, this parcel offers a straightforward path to creating a custom Montana setup. The combination of river frontage access, subdivision amenities, and nearby State Land access provides practical options for year-round activities and personal use.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Manhattan
    County
    Gallatin
    State
    Montana
    Longitude
    -111.32998
    Latitude
    45.894767

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    FAQs

    What type of property is this?
    Recreation land - 20-acre build site in Gallatin River Ranch with private river frontage and horse-friendly amenities.
    Where is this recreation land located?
    The property is located at Twin Rivers Cutoff Road lot 97 Manhattan, MT.
    What is the asking price?
    The asking price for this property is $550,000.
    What are key features of this property?
    This property features: Mountain‑facing build site in Gallatin River Ranch with views of the Bridger, Gallatin, and Madison mountain ranges.; Quick access to an east‑side put‑in/take‑out area and picnic area within the subdivision.; Subdivision open space along the Gallatin River spans over 2 miles and includes a private boat ramp and picnic area.
    (406) 579-9683
    We can help!
    Listing Contact
    Taunya Fagan
    Taunya Fagan
    Real Estate License ID: BRO-61433
    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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