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    Property profile & analytics

    283 Lost Trail Hot Springs Rd Sula, MT 59871

    • Retail properties
    For Sale
    View listing
    $5,750,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Lost Trail Hot Springs / Lodge / Motel

    Property Details for 283 Lost Trail Hot Springs Rd

    Year built
    1940
    Property type
    Retail properties
    Property subtype
    Restaurants

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Sula
    County
    Ravalli
    State
    Montana
    Longitude
    -113.944
    Latitude
    45.7514

    Comparable in this City

    • Value Estimation by Request
      25.59 Acres

      8313 Us Highway 93

      Mixed-use properties • 25.59 Acres
      8313 Us Highway 93, Sula, MT 59871
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    • Value Estimation by Request
      1.06 Acres

      1556 Bonanza Dr

      Land • 1.06 Acres
      1556 Bonanza Dr, Sula, MT 59871
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    • Value Estimation by Request
      1,750 SF

      1237 Frk Rd

      RESTAURANT • 1,750 SF
      1237 Frk Rd, Sula, MT 59871-9719
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    • Value Estimation by Request

      235 Whiskey Gulch Rd

      Land
      235 Whiskey Gulch Rd, Sula, MT 59871
      View Details
    • Value Estimation by Request
      1.58 Acres

      49 Leisure Ln

      Land • 1.58 Acres
      49 Leisure Ln, Sula, MT 59871
      View Details
    • Value Estimation by Request
      223.54 Acres

      6988 Edwards Rd

      VACANT COMMERCIAL LAND • 223.54 Acres
      6988 Edwards Rd, Sula, MT 59871-9756
      View Details

    Similar Nearby for Sale

    • $5,750,000

      283 Lost Trail Hot Springs Rd

      Restaurants
      283 Lost Trail Hot Springs Rd, Sula, MT 59871
      View Details
    • $5,750,000

      Historic Resort in Bitterroot Valley

      Historic hot springs resort with lodging and restaurant on 40.76 acres.
      283 Lost Trail Hot Springs Rd, Sula, MT 59871
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    • $174,900
      1.06 Acres

      Sula, MT Commercial Land - $174,900

      1.06-acre commercial lot, ready to build.
      1556 Bonanza Dr, Sula, MT 59871
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    • $420,000
      8.44 Acres

      Sula, MT Land Opportunity

      8.44 acres near Lost Trail Ski Resort and Hot Springs.
      8131 Us Highway 93 S, Sula, MT 59871
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    • $449,999
      5.18 Acres

      Sula, MT Riverfront Recreation Land

      5.18-acre lot with river frontage and USFS land access.
      Nhn Happy Acres Ln, Sula, MT 59871
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    • $125,000
      1.37 Acres

      Sula, MT Buildable Land

      Two buildable lots totaling 1.37 acres in Sula, Montana.
      140 Autumn Ct, Sula, MT 59871
      View Details
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    Sula, MT 59871
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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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