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    42295 Irvine Flats Rd Polson, MT 59860
    Property profile & analytics

    42295 Irvine Flats Rd, Polson, MT 59860

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    • Land
    • 5,485.66 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • @ S & S Plus LLC / (Bike/Boat/Book/etc) Store
    • Big Sky Sporting Clays / Shooting Range / Entertainment And Recreation

    Property Details for 42295 Irvine Flats Rd

    Lot size
    5,485.66 lot acres
    Property type
    Land
    Property subtype
    Farms

    Description

    Exceptional investment opportunity: This expansive 5,485.66-acre ranch near Polson, Montana, presents unparalleled potential for agricultural pursuits, development projects, and recreational activities. Conveniently located just five minutes from Polson Airport and within an hour's drive of Kalispell and Missoula Airports, this property boasts remarkable accessibility. The land is comprised of approximately 202 twenty-acre parcels, with the remaining parcels ranging in size from 40 to 267 acres. The terrain features significant flat land, and there are no building restrictions, making it highly attractive to developers. Well-maintained gravel roads provide easy navigation throughout the property. Recreational amenities include a dirt landing strip, a fully operational sporting clays facility (five-stand, trap, and skeet range), and a mile-long rifle range. The property also offers excellent pheasant hunting opportunities. A substantial portion of the ranch (3,000 acres) is currently utilized as an active wheat farm, generating a consistent income stream. Enjoy breathtaking views of the Mission Mountains, Flathead Lake, and Flathead River. While some areas are situated near the water, please note that the property does not offer direct water access. All information should be independently verified by prospective buyers.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Polson
    County
    Lake
    State
    Montana
    Longitude
    -114.266
    Latitude
    47.7137

    Comparable in this City

    • Value Estimation by Request
      40.00 Acres

      Nhn Vly Vw Rd

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      0 Nhn Vly Vw Rd, Polson, MT 59860
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    • Value Estimation by Request

      Nhn Irvine Flt Rd

      Farms
      0 Nhn Irvine Flt Rd, Polson, MT 59860
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    • Value Estimation by Request
      20.17 Acres

      3 Camas Rd

      Farms
      3 Camas Rd, Polson, MT 59860
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    • Value Estimation by Request
      275.90 Acres

      Nhn Forman Rd

      Farms
      0 Nhn Forman Rd, Polson, MT 59860
      View Details
    • Value Estimation by Request
      60.54 Acres

      Nhn Camas Rd

      Farms
      0 Nhn Camas Rd, Polson, MT 59860
      View Details
    • Value Estimation by Request
      12.20 Acres

      32624 Finley Point Rd

      Farms
      32624 Finley Point Rd, Polson, MT 59860
      View Details

    Similar Nearby for Sale

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    • New
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      Fertile Farmland with Mountain Views

      20 acres of fertile farmland near Polson, currently leased for agriculture, with a conservation easement restricting permanent structures.
      Nhn Camas Rd, Polson, MT 59860
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    • New
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      3,000 SF

      Thriving Cherry Orchard on Finley Point

      12+ acre cherry orchard with Flathead Lake views.
      32624 S Finley Point Rd, Polson, MT 59860
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      Finley Point Cherry Orchard Opportunity

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    Similar Nearby for Lease

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      Polson Office Space For Rent

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      3,039 SF

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      Polson Commercial Space For Lease

      5604 sq. ft. commercial space in Polson, Montana.
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    Polson, MT 59860
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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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    42295 Irvine Flats Rd, Polson, MT, 59860
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