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    3900 Coal Mine Rd Missoula, MT 59802
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    3900 Coal Mine Rd Missoula, MT 59802

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    • Agricultural land / Farmland
    Off-Market
    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.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Agricultural land / Farmland

    Property Details for 3900 Coal Mine Rd

    Property type
    Agricultural land / Farmland
    Property subtype
    Commercial real estate

    Description

    This extraordinary 494-acre property offers a unique opportunity to own land with breathtaking views overlooking Missoula and the surrounding mountains. Situated north of Interstate 94, between Orange Street and Reserve Street exits, the property features sloping hillsides, valleys, and access via two county roads. Electricity, natural gas and internet are readily available. Zoned as Agricultural Working 40 (AGW-40), the land offers various possibilities, from agricultural use to development opportunities. The eastern border adjoins city-owned land, while private lands border the north and west, ensuring seclusion and privacy. The property's natural beauty and varied terrain make it ideal for outdoor activities. With proximity to Missoula and essential infrastructure in place, this land is perfect for investment, development, or a private estate. This is a rare chance to own a remarkable piece of land in a prime 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
    Missoula
    County
    Missoula
    State
    Montana
    Longitude
    -114.0066166
    Latitude
    46.9072089

    Comparable in this City

    • $14,900,000
      498.00 Acres

      494 Acres with Mountain Views

      Unique land opportunity near Missoula with development potential.
      3900 Coal Mine Rd, Missoula, MT 59802
      View Details
    • $650,000
      9.24 Acres

      9.24 Acre Missoula Parcel

      Rare 9.24-acre parcel near Missoula with development potential.
      Deer Creek Rd, Missoula, MT 59802
      View Details
    • $550,000
      6.05 Acres

      Missoula Acreage with Development Potential

      6.05 acre parcel near Missoula with development potential.
      Deer Creek Rd, Missoula, MT 59802
      View Details
    • Contact for pricing

      Downtown Missoula Parking Lot Opportunity

      Prime 0.382-acre parking lot in Missoula's Central Business District.
      105 E Pine St, Missoula, MT 59802
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    • $2,300,000

      Prime Commercial Land in Missoula

      Two-acre commercial land parcel in Missoula, Montana, zoned C2-4.
      1950 W Broadway St, Missoula, MT 59802
      View Details
    • $2,300,000
      2.09 Acres

      Prime Commercial Land in Missoula

      2-acre commercial parcel in Missoula, MT with flexible zoning.
      1950 W Broadway St, Missoula, MT 59802
      View Details

    Similar Nearby for Sale

    • $550,000
      6.05 Acres

      Missoula Acreage with Development Potential

      6.05 acre parcel near Missoula with development potential.
      Deer Creek Rd, Missoula, MT 59802
      View Details
    • $14,900,000
      498.00 Acres

      494 Acres with Mountain Views

      Unique land opportunity near Missoula with development potential.
      3900 Coal Mine Rd, Missoula, MT 59802
      View Details
    • $650,000
      9.24 Acres

      9.24 Acre Missoula Parcel

      Rare 9.24-acre parcel near Missoula with development potential.
      Deer Creek Rd, Missoula, MT 59802
      View Details
    • Contact for pricing

      Iconic Missoula Bars and Casino

      Two bars, casino, and restaurant in downtown Missoula.
      119 W Alder St, Missoula, MT 59802
      View Details
    • $650,000
      0.27 Acres

      Prime Corner Parcel in Missoula

      Corner parcel in Downtown Missoula, ready for development.
      730-738 Toole Ave, Missoula, MT 59802
      View Details
    • $1,200,000

      Riverfront Parcels in Missoula, MT

      Two riverfront parcels totaling 0.613 acres near downtown Missoula.
      623 W Broadway St, Missoula, MT 59802
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    Similar Nearby for Lease

    • $27 SF/Yr
      4,085 SF

      Downtown Missoula Office Space

      Prime location, 4,085 sq ft available
      101 Front St 103, Missoula, MT 59802
      View Details
    • $10 SF/Yr
      107,724 SF

      Missoula Warehouses with Excellent Access

      Three warehouses with convenient access and fenced yard for lease.
      9440 Summit Dr, Missoula, MT 59802
      View Details
    • Contact for pricing

      Downtown Missoula Office Space

      Office space in downtown Missoula with original wood floors.
      424 N Higgins Ave, Missoula, MT 59802
      View Details
    • Contact for pricing

      Downtown Missoula Office Space Available

      Iconic building with flexible office spaces in downtown Missoula.
      111 N Higgins Ave, Missoula, MT 59802
      View Details
    • $8 SF/Yr
      26,702 SF

      Warehouse Space Near Interstate Highway

      6000 SF warehouse with fenced yard near the interstate.
      Nhn Hwy 10 W, Missoula, MT 59802
      View Details
    • $800 /Mo
      3,528 SF

      Downtown Missoula Office Space

      Prime downtown office space with parking and flexible layout.
      207 E Main St, Missoula, MT 59802
      View Details
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    3900 Coal Mine Rd
    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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