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    229 Sandy Hill Ln Columbia Falls, MT 59912

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    Sponsored
    For Sale
    $798,000

    MULTI_FAMILY - Ranch - Columbia Falls, MT

    Type:Single Family Residence
    Lot size:
    1.00 Acre
    Days on Market:
    1
    Last Refresh:
    Mar 13 at 2:06 pm

    Property Features for 229 Sandy Hill Ln

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Single Family Residence
    TransactionType
    Standard
    Standard status
    Active
    Zoning
    Residential
    Rooms
    Laundry Room, Basement
    APN
    07418516103150000
    Parking features
    RV, Garage, Boat
    Interior features
    MainLevelPrimary
    Exterior features
    FirePit
    Appliances
    Dryer, Dishwasher, Range, Refrigerator, WaterSoftener, WaterPurifier, Washer
    Lot size
    1.00 Acre

    Utilities

    Sewer type
    Septic Tank, Private Sewer
    Heating system
    Wood, Natural Gas, Electric (Heating), Forced Air, Wood Stove
    Water source
    Well

    Building Details

    Year built
    1981
    Floors in Building
    1
    Number of units
    2
    Building materials
    Brick, WoodSiding, WoodFrame
    Roof type
    Composition
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Sharon G Kahle

    Berkshire Hathaway Montana Properties (406) 721-4141

    Listing agent Sharon G Kahle (406) 270-9468 License #RRE-BRO-LIC-35680

    Listing date Mar 13, 2026

    MLS# 30066796 Listing URL

    Copyright © 2026 Montana Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Two Homes Plus Heated Shop

    This versatile property features two homes, a heated shop, and a shed on a one-acre lot. The 1,612 sq. ft. main residence is complemented by a 924 sq. ft. secondary home, suitable for rental income, extended family, or guest space. The secondary home is currently a long-term rental. Located near downtown Whitefish, with access to Columbia Falls and Kalispell, the property offers a country feel with accessibility and falls within the Whitefish School District. Each home has separate driveways, patios, and fire pits. A 28' x 32' heated shop/garage, built in 2020 with 10 ft. ceilings, accompanies a carport, storage shed, woodshed, fruit trees, mature landscaping, and a spacious yard. The rental property rents for $1800 per month on a month-to-month lease. The rental is a Mobile home on a permanent foundation with upgraded roof and covered patio and has a new (3 yr old) gas forced air furnace and air conditioner with a remodeled bathroom. The main home is equipped with a natural GFA furnace and a wood stove that economically heats the whole house. Located 4.5 miles from Whitefish and 2.5 miles from Logan Health, the property is 17 miles to Big Mountain or Kalispell and 22 miles to Glacier National Park. Both septic systems on the property are nonconforming.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Building Supply Big Box & Wholesale Store Pharmacy Hotel & Motel Skin Care Clinic Food Market HVAC Service Storage Facility Electrical Service Carpet & Flooring Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Columbia Falls
    County
    Flathead
    State
    Montana
    Longitude
    -114.2945265
    Latitude
    48.366545

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    FAQs

    What type of property is this?
    Duplex - Two homes, heated shop, and shed on a one-acre lot.
    Where is this duplex located?
    The property is located at 229 Sandy Hill Ln Columbia Falls, MT.
    What is the asking price?
    The asking price for this property is $798,000.
    What are key features of this property?
    This property features: - Two Homes on One Property: Main residence (1,612 sq. ft.) and secondary home (924 sq. ft.) offer flexibility; current rental income is $1800/month.; - Heated Shop/Garage: Built in 2020, the 28' x 32' heated shop/garage with 10 ft. ceilings provides ample space.; - Prime Location: Conveniently located near downtown Whitefish, Columbia Falls, and Kalispell.
    (406) 270-9468
    Request Owner's contact information
    229 Sandy Hill Ln Columbia Falls, MT 59912
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    Columbia Falls, MT 59912
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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
    229 Sandy Hill Ln Columbia Falls, MT 59912
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    We can help!
    Listing Contact
    Sharon G Kahle
    Real Estate License ID: RRE-BRO-LIC-35680
    (406) 270-9468
    Learn more
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