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    28044 Yaak River Rd Troy, MT 59935
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    28044 Yaak River Rd Troy, MT 59935

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    • Commercial real estate
    Off-Market
    Property ID
    US52-0897314
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 28044 Yaak River Rd

    Property type
    Commercial real estate

    Description

    This exceptional 1,298,480 square foot commercial land parcel in Lincoln County, Montana, presents a unique investment opportunity. Located at 28044 Yaak River Road, Troy, MT 59935, this expansive 29.80-acre property boasts a picturesque setting along the Yaak River, offering breathtaking views and unparalleled tranquility. The southern boundary of the property directly abuts the river, providing exceptional recreational opportunities such as fishing and kayaking. Wildlife viewing is abundant. Despite its secluded location, the property enjoys convenient proximity to local amenities, with The Mercantile, a popular dining and supply establishment, situated just a couple of miles away. Existing infrastructure includes on-site power, a well, and septic system, simplifying development plans. This remarkable property offers a rare blend of natural beauty and practical accessibility, making it ideal for a variety of commercial ventures. The property's size and location provide significant potential for development and investment. This is a truly exceptional opportunity to acquire a substantial commercial land holding in a desirable Montana location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Troy
    County
    Lincoln
    State
    Montana
    Longitude
    -115.733489
    Latitude
    48.8266634

    Comparable in this City

    • New
      $245,000
      9.95 Acres

      Montana Land with Creek Frontage

      9.95 acres with creek, building site, and mountain views.
      Troy Mine Rd, Troy, MT 59935
      View Details
    • $150,000
      2.07 Acres

      Troy, MT Commercial Land Parcel

      2.07 Acres, Mountain Views, Build-Ready
      0 Tbd Riv Rd, Troy, MT 59935
      View Details
    • $199,000
      0.81 Acres

      Yaak River Recreational Land

      0.81-acre lot with 5th wheel near USFS land.
      777 Cedars Dr, Troy, MT 59935
      View Details
    • $899,000
      30.56 Acres

      Yaak, MT Land with Creek

      30.55 acres with Pine Creek frontage and end-of-road privacy.
      Hines Rd, Yaak, MT 59935
      View Details
    • Contact for pricing

      Yaak Riverfront Acreage For Sale

      1.42 acres with 200 feet of Yaak River frontage.
      1442 River View Dr, Yaak, MT 59935
      View Details
    • Contact for pricing

      Keeler Creek Frontage Land

      9 acres of timbered land with creek frontage.
      177 Double Crk Ln, Troy, MT 59935
      View Details

    Similar Nearby for Sale

    • New
      $245,000
      9.95 Acres

      Montana Land with Creek Frontage

      9.95 acres with creek, building site, and mountain views.
      Troy Mine Rd, Troy, MT 59935
      View Details
    • $175,000
      5.51 Acres

      Land Bordering Forest Service Land

      5.51-acre lot bordering thousands of acres of Forest Service land.
      L1 Lower Stanley Cutoff Rd, Troy, MT 59935
      View Details
    • Contact for pricing

      5.1 Acres with Creek Frontage

      5.1 timbered acres with 399 feet of creek frontage.
      386 Seahawks Dr, Troy, MT 59935
      View Details
    • $650,000

      Kootenai River Land Opportunity

      52 acres of land near the Kootenai River.
      3022 Southside Rd, Troy, MT 59935
      View Details
    • Contact for pricing

      Sylvanite Townsite: Waterfront Land Opportunity

      37.63 acres of waterfront land with water and mineral rights.
      10689 Yaak River Rd, Yaak, MT 59935
      View Details
    • $339,000
      10.19 Acres

      Yaak Land with Creek Frontage

      10.19 acres with Pine Creek frontage and wilderness access.
      70 Hines Rd, Yaak, MT 59935
      View Details
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    Troy, MT 59935
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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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    28044 Yaak River Rd, Troy, MT, 59935
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