Side-by-Side
For Sale
$295,000
916 8th Avenue S, Great Falls, MT 59405
Two separate residential units offer a straightforward multifamily configuration with a private fenced yard at one unit.
Property Size1,680 SF
Days on Market9
Property Features for 916 8th Avenue S
General Information
Standard status
Active
Size
1,680 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,893
Building Details
Building Size
1,680 SF
Year Built
2005
Buildings
1
Listing Agency:
Dahlquist Realtors
(406) 231-0663
Listed By:
Tawni Johns · License #RRE-BRO-LIC-25724
(406) 231-0663
Source:
Liveinmtrealestate
Added: Aug 22
Changed: Aug 29
Last Checked: Aug 24 at 12:25PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Dahlquist Realtors
Investment Insights
Based on property information with market context.
Built in 2005, this duplex consists of two adjoining residential units arranged side by side. Each unit includes two bedrooms and one bathroom, creating a consistent layout across the property. The second unit has its own fenced yard.
Located at 916 8th Avenue S in Great Falls, Montana, the property carries a zoning designation of 1. Its two-unit configuration and established construction date provide a clear profile for residential income ownership.
Located at 916 8th Avenue S in Great Falls, Montana, the property carries a zoning designation of 1. Its two-unit configuration and established construction date provide a clear profile for residential income ownership.
Key Highlights
- Two‑unit side‑by‑side duplex configuration
- Both units offer 2 bedrooms and 1 bathroom
- Constructed in 2005
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
$14,195
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
4.81%
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%
$283,900
$283.9K
Cap Rate 7%
$202,786
$202.8K
Cap Rate 9%
$157,722
$157.7K
Market Conditions
NOI Build-Up for 1,680 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
$21.2K $12.60/SF
− Vacancy
−$889 −$0.53/SF
EGI
$20.3K $12.07/SF
− OpEx
−$6.1K −$3.62/SF
NOI
$14.2K $8.45/SF
Area
Cascade County, MT
Vacancy
4.20%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
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%
$283,900
Cap Rate 7%
$202,786
Cap Rate 9%
$157,722
Alternative Uses
Best Use
Multifamily LT 5
$202.8K
$177.4K – $236.6K
NOI $14,195 @ 7.0% cap · market cap 4.81%
Second Best
Apartment 5plus
$183.5K
$160.6K – $214.1K
NOI $12,847 @ 7.0% cap · market cap 4.35%
Theoretical Best
Specialty Retail
$326.9K
$286.1K – $381.4K
NOI $22,886 @ 7.0% cap · market cap 7.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,258
Businesses Nearby
Explore this area
Business Placement
Demographics for 59405, MT
33,578
Population
15,260
Households
2.2
Avg Household Size
35
Median Age
29%
College-Educated
94%
High-School Grad
479.4 sq mi
ZIP Area
70
Density / Sq Mi
$60,509
Median Household Income
$37,431
Median Earnings
$947
Median Rent
$236,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separate residential units offer a straightforward multifamily configuration with a private fenced yard at one unit.
Where is this duplex located?
The property is located at 916 8th Avenue S Great Falls, MT.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Two‑unit side‑by‑side duplex configuration; Both units offer 2 bedrooms and 1 bathroom; Constructed in 2005
