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    835 Anglers Bend Way Missoula, MT 59802
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    835 Anglers Bend Way Missoula, MT 59802

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    • Residential land & home lots
    Off-Market
    Property ID
    US52-0924048
    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

    • Residential land & home lots

    Property Details for 835 Anglers Bend Way

    Property type
    Residential land & home lots

    Description

    Excellent lot at Canyon River Golf Community known for its year round beauty and endless recreation. Minutes from downtown Missoula, Missoula International Airport, historic Marshall Mountain and renowned Kettlehouse Amphitheater. Choose from an existing floor plan and work alongside one of Canyon River's preferred builders to create the Montana home of your dreams. Floor plans can be modified to fit your needs. There is no timeline to build! Secure your lot now and build at your convenience.

    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
    -113.9250572
    Latitude
    46.8757019

    Comparable in this City

    • $465,000
      0.18 Acres

      Missoula Land with Approved Plans

      Land with approved plans for a 6-plex in Missoula.
      1019 Stoddard St, Missoula, MT 59802
      View Details
    • $176,500
      0.21 Acres

      Golf Course Lot with Views

      Premier lot in Canyon River Golf Community with pond view.
      890 Anglers Bend Way, Missoula, MT 59802
      View Details
    • $95,000
      0.24 Acres

      Residential Lot in Canyon River

      Build your dream home in a sought-after golf community.
      857 Anglers Bend Way, Missoula, MT 59802
      View Details
    • $675,000
      0.41 Acres

      Development Land in East Missoula

      Development opportunity with plans for apartments, townhomes, and commercial potential.
      3510 Hwy 200 E, 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

    Similar Nearby for Sale

    • $465,000
      0.18 Acres

      Missoula Land with Approved Plans

      Land with approved plans for a 6-plex in Missoula.
      1019 Stoddard St, Missoula, MT 59802
      View Details
    • $176,500
      0.21 Acres

      Golf Course Lot with Views

      Premier lot in Canyon River Golf Community with pond view.
      890 Anglers Bend Way, Missoula, MT 59802
      View Details
    • $95,000
      0.24 Acres

      Residential Lot in Canyon River

      Build your dream home in a sought-after golf community.
      857 Anglers Bend Way, Missoula, MT 59802
      View Details
    • $675,000
      0.41 Acres

      Development Land in East Missoula

      Development opportunity with plans for apartments, townhomes, and commercial potential.
      3510 Hwy 200 E, Missoula, MT 59802
      View Details
    • $690,000
      0.57 Acres

      Prime Commercial Land, Missoula, MT

      Opportunity Zone parcel near downtown with development potential.
      1427 W Broadway 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

    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
    • Contact for pricing

      Retail Space Available For Rent

      Single tenant retail space available, approximately 2,884 square feet.
      248 North Higgins Ave, Missoula, MT 59802
      View Details
    • Contact for pricing
      1,088 SF

      Downtown Missoula Office Space Available

      Office spaces for rent in historic Headquarters Building, Missoula.
      111-115 W Front St, Missoula, MT 59802
      View Details
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    835 Anglers Bend Way
    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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