Dual-Building Warehouse with Flexible
For Sale
$950,000
31566 S Ferndale Drive, Bigfork, MT 59911
CommercialSale, Bigfork, MT
Property Size6,535 SF
Lot Size1.00 Acre
Price / SF$145.37
Days on Market195
Property Features for 31566 S Ferndale Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
15
Parking features
Garage
Interior features
OpenFloorplan, VaultedCeilings
Exterior features
PropaneTankLeased
Lot features
Garden, Level
View
Mountains
Directions
Coming from Bigfork, Turn right onto S Ferndale Rd. Quarter mile up on the left.
Standard status
Active
APN
15370803202110000
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Description
S03, T26 N, R19 W, C.O.S. 7026, ACRES 1, TRACT 1 ASSR#0000013287
Tax Annual Amount
3762
Legal Description
S03, T26 N, R19 W, C.O.S. 7026, ACRES 1, TRACT 1 ASSR#0000013287
Utilities
Utilities
Propane
Sewer type
Private Sewer, Septic Tank
Heating system
Forced Air, Natural Gas, Propane (Heating)
Water source
Well
Building Details
Year built
1997
Number of units
3
Flooring type
Concrete
Building materials
MetalFrame, MetalSiding, WoodFrame
Roof type
Metal
Listing Agency:
Berkshire Hathaway HomeServices - Bigfork
(406) 837-1800
Listed By:
Kristen Broughton · License #RRE-BRO-LIC-41506
(406) 212-6237
Added: Mar 3
Changed: Sep 14
Last Checked: Sep 14 at 11:06PM
MLS# 30066099
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.
Investment Insights
Based on property information with market context.
This warehouse property includes two metal-and-wood-framed shop buildings totaling 6,535 square feet on 1 acre. The front structure contains areas measuring 28x70 and 35x90, while the rear building adds two 25x27 shop areas. Concrete flooring, metal roofing, vaulted ceilings, and open floor plans support a range of commercial configurations.
The larger building includes radiant tube heat in one bay, 3-phase power, a built-in drain, an upstairs office, and a half bath. A garage door separates two portions of the main structure, allowing the space to function as distinct work areas. The property also has a leased propane tank, well water, private sewer, and a septic tank. Built in 1997, the facility has no HOA, covenants, or zoning.
The larger building includes radiant tube heat in one bay, 3-phase power, a built-in drain, an upstairs office, and a half bath. A garage door separates two portions of the main structure, allowing the space to function as distinct work areas. The property also has a leased propane tank, well water, private sewer, and a septic tank. Built in 1997, the facility has no HOA, covenants, or zoning.
Key Highlights
- Two‑building warehouse totaling 6,535 square feet on 1 acre
- Front building includes 28x70 and 35x90 shop areas
- Rear building contains two 25x27 shop areas totaling 1,425 SF
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$59,893
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.30%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,197,860
$1.2M
Cap Rate 7%
$855,614
$855.6K
Cap Rate 9%
$665,478
$665.5K
Market Conditions
NOI Build-Up for 6,535 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$98.0K $15.00/SF
− Vacancy
−$5.9K −$0.90/SF
EGI
$92.1K $14.10/SF
− OpEx
−$32.3K −$4.94/SF
NOI
$59.9K $9.17/SF
Area
Flathead County, MT
Vacancy
6.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
35.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,197,860
Cap Rate 7%
$855,614
Cap Rate 9%
$665,478
Alternative Uses
Best Use
Flex RnD
$855.6K
$748.7K – $998.2K
NOI $59,893 @ 7.0% cap · market cap 6.30%
Second Best
Warehouse
$682.0K
$596.8K – $795.7K
NOI $47,743 @ 7.0% cap · market cap 5.03%
Theoretical Best
Office A
$1.46M
$1.28M – $1.70M
NOI $102,134 @ 7.0% cap · market cap 10.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59911, MT
8,722
Population
5,707
Households
1.5
Avg Household Size
55
Median Age
50%
College-Educated
98%
High-School Grad
491.7 sq mi
ZIP Area
18
Density / Sq Mi
$81,846
Median Household Income
$37,500
Median Earnings
$1,158
Median Rent
$608,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Warehouse - Two shop structures provide adaptable commercial space with office, heating, power, and multiple operational areas.
Where is this warehouse located?
The property is located at 31566 S Ferndale Drive Bigfork, MT.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Two‑building warehouse totaling 6,535 square feet on 1 acre; Front building includes 28x70 and 35x90 shop areas; Rear building contains two 25x27 shop areas totaling 1,425 SF
