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    147 Meins Rd Rapelje, MT 59067
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    147 Meins Rd, Rapelje, MT 59067

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    • Land
    • 2,104.00 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 147 Meins Rd

    Year built
    1994
    Lot size
    2,104.00 lot acres
    Property type
    Land
    Property subtype
    Farms

    Description

    This exceptional 2,104-acre ranch in Stillwater County, Montana, presents a unique opportunity. Located near Rapelje, MT, at 147 Meins Road, zip code 59067, this property boasts stunning scenery, including the iconic Locomotive Butte and dramatic sandstone rimrocks. The ranch's versatile terrain supports robust grazing, capable of accommodating 130 cow-calf pairs seasonally or over 260 yearlings with proper management, and 100 pairs year-round. Water resources are plentiful, featuring an artesian well with geothermally heated water providing gravity-fed water to each of the five pastures, supplemented by concrete stock tanks and a perennial stream, along with two seasonal springs. Native grasses thrive across the valley floor, attracting a significant elk herd (approximately 120 head) and other wildlife such as mule deer, antelope, black bear, mountain lion, and bobcat. Improvements include a three-bedroom, two-bathroom manufactured home, suitable for living or as a hunting lodge. The ranch is fully operational, equipped with working corrals, sorting pens, and various outbuildings. Built in 1994, this property offers a blend of historical charm and modern functionality, making it an ideal investment for agricultural or recreational purposes. The asking price is $2,674,999.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Rapelje
    County
    Stillwater
    State
    Montana
    Longitude
    -109.16
    Latitude
    45.9376

    Comparable in this City

    • Value Estimation by Request
      7,923.00 Acres

      1726 Rapelje Rd

      Farms
      1726 Rapelje Rd, Rapelje, MT 59067
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    • Value Estimation by Request
      0.27 Acres

      Christensen St

      VACANT COMMERCIAL LAND
      Christensen St, Rapelje, MT 59067
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    • Value Estimation by Request
      0.20 Acres

      Rapelje, MT 59067

      VACANT COMMERCIAL LAND
      Rapelje, MT 59067
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    • Value Estimation by Request
      0.41 Acres

      Rapelje, MT 59067

      VACANT COMMERCIAL LAND
      Rapelje, MT 59067
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    • Value Estimation by Request
      3,000 SF

      418 Main St

      SHOW ROOM, WAREHOUSE
      418 Main St, Rapelje, MT 59067
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    • Value Estimation by Request
      960 SF

      Rapelje, MT 59067

      SHOW ROOM, WAREHOUSE
      Rapelje, MT 59067
      View Details

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    147 Meins Rd
    Rapelje, MT 59067
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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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