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    386 Ross Gulch Rd Townsend, MT 59644
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    Property profile & analytics

    386 Ross Gulch Rd, Townsend, MT 59644

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    • Commercial real estate
    • 20.19 lot acres
    Off-Market
    Property ID
    US52-0673511
    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 386 Ross Gulch Rd

    Lot size
    20.19 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 20.185-acre property in Townsend, Montana, presents a unique opportunity for a variety of uses. The centerpiece is a massive 10,000 square foot shop, measuring 50 feet by 200 feet with 16-foot high walls, perfect for a multitude of purposes. Currently utilized as a training facility, this versatile building offers endless potential for conversion into an indoor arena, fabrication facility, or a combination of living and storage space. The shop boasts two 12'x14' automatic roll-up doors, a 2500-gallon water storage tank, a well, and power, all heated by a Classic Edge 760 central wood boiler. The land itself is equally impressive, offering expansive views of the Elkhorn, Little Belt, and Big Belt mountain ranges, as well as Canyon Ferry Reservoir and the Townsend valley. A seasonal creek flows through the property, attracting abundant wildlife. Mature trees and shrubs accent the pastureland, providing ample grazing opportunities. No covenants restrict development, allowing for maximum flexibility. The property is located at 386 Ross Gulch Road, Townsend, MT 59644, and is offered at $490,000. This is a rare opportunity to acquire a substantial property with significant building improvements in a desirable Montana location. The property's size, amenities, and stunning views make it an ideal investment for those seeking a versatile and scenic 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
    Townsend
    County
    Broadwater
    State
    Montana
    Longitude
    -111.261168
    Latitude
    46.28213

    Comparable in this City

    • $635,000
      8.96 Acres

      Montana Lakefront Land - Townsend

      8.96 acres, Canyon Ferry Lake views
      21 Grandview Loop, Canton, MT 59644
      View Details
    • $525,000
      0.33 Acres

      Multi-Unit Property in Townsend, Montana

      Multi-unit property with rental income potential in a desirable location.
      408 S Cedar St, Townsend, MT 59644
      View Details
    • New
      $1,130,000
      1.00 Acre

      New Construction Duplex Near Lake

      Modern duplex near Canyon Ferry Lake, ideal for investment.
      19 Berry Ln, Townsend, MT 59644
      View Details
    • $500,000
      2.93 Acres

      Land Near Canyon Ferry Reservoir

      2.93-acre lot near Canyon Ferry Reservoir with mountain views.
      Grace Dr, Townsend, MT 59644
      View Details
    • New
      $110,000
      35.00 Acres

      Rugged Ridgeview Recreational Land

      Elevated 35-acre parcel with legal Ridge Road access and no covenants, ideal for a private camp or off-grid retreat.
      Ridge Rd, Townsend, MT 59644
      View Details
    • $100,000
      2.02 Acres

      Townsend, MT Land For Sale

      2.02-acre lot with mountain views, ready to build.
      52 Diamond Gulch Rd, Townsend, MT 59644
      View Details

    Similar Nearby for Sale

    • $635,000
      8.96 Acres

      Montana Lakefront Land - Townsend

      8.96 acres, Canyon Ferry Lake views
      21 Grandview Loop, Canton, MT 59644
      View Details
    • $525,000
      0.33 Acres

      Multi-Unit Property in Townsend, Montana

      Multi-unit property with rental income potential in a desirable location.
      408 S Cedar St, Townsend, MT 59644
      View Details
    • New
      $1,130,000
      1.00 Acre

      New Construction Duplex Near Lake

      Modern duplex near Canyon Ferry Lake, ideal for investment.
      19 Berry Ln, Townsend, MT 59644
      View Details
    • $500,000
      2.93 Acres

      Land Near Canyon Ferry Reservoir

      2.93-acre lot near Canyon Ferry Reservoir with mountain views.
      Grace Dr, Townsend, MT 59644
      View Details
    • New
      $110,000
      35.00 Acres

      Rugged Ridgeview Recreational Land

      Elevated 35-acre parcel with legal Ridge Road access and no covenants, ideal for a private camp or off-grid retreat.
      Ridge Rd, Townsend, MT 59644
      View Details
    • $100,000
      2.02 Acres

      Townsend, MT Land For Sale

      2.02-acre lot with mountain views, ready to build.
      52 Diamond Gulch Rd, Townsend, MT 59644
      View Details
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    Townsend, MT 59644
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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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