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    Property profile & analytics

    3900 Coal Mine Rd Missoula, MT 59802

    • Commercial real estate
    • 498.00 lot acres
    For Sale
    View listing
    $14,900,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US52-0131295
    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.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 3900 Coal Mine Rd

    Lot size
    498.00 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 498-acre commercial land parcel presents a remarkable investment opportunity in Missoula, Montana. Located conveniently north of Interstate 94, between the Orange Street and Reserve Street exits, this property boasts breathtaking views of Missoula and the surrounding mountain ranges. The terrain features a mix of sloping hillsides and valleys, accessible via two county roads. Utilities are readily available, including electricity, natural gas, and internet access. Currently zoned as Agricultural Working 40 (AGW-40), the land offers considerable flexibility for various uses, from agricultural pursuits to potential development projects. The property's eastern boundary shares a border with city-owned land, while private properties adjoin the north and west sides, ensuring a degree of seclusion and privacy. The natural beauty and diverse topography make it ideal for outdoor recreation. Its proximity to Missoula and existing infrastructure make it an attractive option for investors, developers, or those seeking a private estate. This is a rare chance to acquire a significant landholding in a highly desirable location with a $14,900,000 asking price. The property's address is 3900 Coal Mine Road, Missoula, MT 59802.

    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
    Missoula
    County
    Missoula
    State
    Montana
    Longitude
    -114.006485
    Latitude
    46.902942

    Comparable in this City

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    • $2,500,000
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      Prime Commercial Land in Missoula

      Two-acre commercial land parcel in Missoula, Montana.
      1950 W Broadway St, Missoula, MT 59802
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    • $14,900,000
      498.00 Acres

      Expansive Land with Missoula Views

      494-acre property with development potential and stunning views near Missoula.
      3900 Coal Mine Rd, Missoula, MT 59802
      View Details
    • $190,000

      Missoula Residential Lot - $190K

      Build Your Dream Home in Canyon River
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    Similar Nearby for Sale

    • $225,000

      Missoula Residential Land - $225K

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      5517 Caddis Dance, Missoula, MT 59802
      View Details
    • $189,900

      Prime Missoula Residential Lot

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      937 Anglers Bend Way, Missoula, MT 59802
      View Details
    • $99,000

      Prime Missoula Residential Lot

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    • $2,500,000
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      Prime Commercial Land in Missoula

      Two-acre commercial land parcel in Missoula, Montana.
      1950 W Broadway St, Missoula, MT 59802
      View Details
    • $14,900,000
      498.00 Acres

      Expansive Land with Missoula Views

      494-acre property with development potential and stunning views near Missoula.
      3900 Coal Mine Rd, Missoula, MT 59802
      View Details
    • $190,000

      Missoula Residential Lot - $190K

      Build Your Dream Home in Canyon River
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    Similar Nearby for Lease

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      Downtown Missoula Commercial Lease Space

      Commercial lease space in downtown Missoula with parking.
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      Class A office space in downtown Missoula with unmatched amenities.
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    Missoula, MT 59802
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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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