Duplex-Style Income Property with
86 Austin Drive Three Forks, MT 59752
86 Austin Drive, Three Forks, MT, 59752
$830,000
For Sale
$830,000
MULTI_FAMILY - Three Forks, MT
Property Size3,024 SF
Lot Size20.06 Acres
Price / SF$274.47
Days on Market113
Property Features for 86 Austin Drive
General Information
- Property type
- Residential Multi Family
- Property subtype
- Duplex
- Rooms
- Basement
- Patio and Porch features
- Porch
- Interior features
- WoodBurningStove
- Fireplace
- 1
- Appliances
- Dishwasher, Range, Refrigerator
- Standard status
- Active
- APN
- RDD254
- Lot size
- 20.06 Acres
Taxes and HOA fees
- Tax Year
- 2025
- Tax Description
- MINOR SUB 130, S35, T02 N, R02 E, LOT 1, ACRES 20.0595
- Tax Annual Amount
- 2057
Utilities
- Sewer type
- Septic Tank
- Heating system
- Natural Gas
- Water source
- Well
Building Details
- Year built
- 1998
- Floors in Building
- 1
- Number of units
- 2
- Flooring type
- Vinyl, Plank, Hardwood
- Roof type
- Metal
Listing agency
Bozeman Real Estate Group
(406) 587-1717
Listed by
Matthew Ryan · License #RBS-88969
(406) 579-4432
Added: Apr 1 Updated: Jul 17 at 3:55PM Checked: Jul 22 at 10:06PM
MLS# 409903
Copyright © 2026 Big Sky Country 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.
86 Austin Drive is a 3,024-square-foot duplex-style home set on 20.06 acres, arranged as two fully self-contained levels. The main floor includes four bedrooms, including a primary suite, an open kitchen and dining area, and a living room anchored by a wood stove, with hardwood floors and a covered front porch. The lower level mirrors the main floor with a private entrance, its own kitchen, two bedrooms, a full bath, a family room, dedicated laundry, and a matching square-foot layout. Outside, the property includes an equipment barn and shed, partial fencing, and a metal roof supported by a concrete wall foundation, served by a well, septic, and propane.
The acreage sits just outside Three Forks with open farmland and mountain views in every direction. State land borders the back fence line, and the property is described by Gallatin County as having no zoning restrictions or use limitations, along with genuine lot split potential. Per the remarks, there is no HOA and no overlay district.
This configuration can support a range of household and operational needs, from multi-generational living to long-term rental use, employee housing, or other on-site setups that benefit from two independent entrances and separate kitchens. With existing outbuildings and utilities already in place, the property also offers straightforward support for continued agricultural or operational use while preserving flexibility for future development decisions.
The acreage sits just outside Three Forks with open farmland and mountain views in every direction. State land borders the back fence line, and the property is described by Gallatin County as having no zoning restrictions or use limitations, along with genuine lot split potential. Per the remarks, there is no HOA and no overlay district.
This configuration can support a range of household and operational needs, from multi-generational living to long-term rental use, employee housing, or other on-site setups that benefit from two independent entrances and separate kitchens. With existing outbuildings and utilities already in place, the property also offers straightforward support for continued agricultural or operational use while preserving flexibility for future development decisions.
Key Highlights
- 20‑acre property just outside Three Forks with open farmland, mountain views, and state land bordering the back fence
- Home totals 3,024 SF across two fully self‑contained levels (1,512 SF main and 1,512 SF lower level) with private entrance to the lower level
- Main level features 4 bedrooms including a primary suite, hardwood floors, and living room anchored by a wood‑burning stove
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $51.5k | $17.04 |
| − Vacancy | −$2.8k | −$0.94 |
| EGI | $48.7k | $16.10 |
| − OpEx | −$14.6k | −$4.83 |
| NOI | $34.1k | $11.27 |
3,024 SF · lease $17.04/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$486.9K
$426.1K – $568.1K
NOI $34,086 @ 7.0% cap · market cap 4.11%
Second Best
Apartment 5plus
$452.3K
$395.8K – $527.7K
NOI $31,664 @ 7.0% cap · market cap 3.81%
Theoretical Best
Office A
$789.6K
$690.9K – $921.2K
NOI $55,274 @ 7.0% cap · market cap 6.66%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Two fully self-contained living spaces on 20 acres offer flexible use, with state land bordering the rear fence line.
Where is this duplex located?
The property is located at 86 Austin Drive Three Forks, MT.
What is the asking price?
The asking price for this property is $830,000.
What are key features of this property?
This property features: 20‑acre property just outside Three Forks with open farmland, mountain views, and state land bordering the back fence; Home totals 3,024 SF across two fully self‑contained levels (1,512 SF main and 1,512 SF lower level) with private entrance to the lower level; Main level features 4 bedrooms including a primary suite, hardwood floors, and living room anchored by a wood‑burning stove
