Self Storage with Shared Flathead River
For Sale
$2,150,000
NHN Riverside Lane, Bigfork, MT 59911
LAND - Bigfork, MT
Property Size23,790 SF
Lot Size3.45 Acres
Price / SF$90.37
Days on Market42
Property Features for NHN Riverside Lane
General Information
Property type
Land
Property subtype
Other
Subdivision
Riverside Estates
View
Mountains, Valley
Directions
Hwy 35 to Riverside Road to Riverside Line to sign.
Standard status
Active
APN
07396733101600000
Lot size
3.45 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Subject to final plat: Located Gov't Lot 5 of Section 33, of Township 28 North, Range 20 West, P.M.M Flathead County Montana Consisting of Lot 2 (1.276) Lot 3 (2.173 ac) *Final legal description to be verified upon final plat approval.
Tax Annual Amount
13826
HOA Fee
$2,000 Annually
Legal Description
Subject to final plat: Located Gov't Lot 5 of Section 33, of Township 28 North, Range 20 West, P.M.M Flathead County Montana Consisting of Lot 2 (1.276) Lot 3 (2.173 ac) *Final legal description to be verified upon final plat approval.
Utilities
Water front features
Navigable Water, River Front
Listing Agency:
Flathead Valley Brokers
(406) 752-8883
Listed By:
Linda Pistorese · License #RRE-BRO-LIC-13239
(406) 752-8883
Added: Jun 30
Changed: Aug 10
Last Checked: Aug 10 at 10:06PM
MLS# 30073955
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.
Two separate parcels totaling 3.45 acres are offered with shared Flathead River access and a boat storage operation. Lot 2 is a 1.276-acre buildable lot with preliminary approval for a well and a 3-bedroom septic system. Lot 3 is a 2.173-acre lot featuring two steel dry-storage buildings totaling 23,790 square feet, currently operating as a boat storage business.
The property provides community use of a boat ramp for waterfront access to the Flathead River, with a shared 16' of Flathead River access noted for the parcels. The current owner has operated the business for more than 30 years, maintaining over 95% occupancy with repeat customers. Sale is subject to existing boat storage leases in place at the time of sale, with tenant rights in place.
A newly created adjacent residential lot is noted as an opportunity to build, subject to architectural approval. Preliminary plat details identify a proposed 3-bedroom septic location and private well for Lot 2, and protective covenants are in place to preserve development character.
The property provides community use of a boat ramp for waterfront access to the Flathead River, with a shared 16' of Flathead River access noted for the parcels. The current owner has operated the business for more than 30 years, maintaining over 95% occupancy with repeat customers. Sale is subject to existing boat storage leases in place at the time of sale, with tenant rights in place.
A newly created adjacent residential lot is noted as an opportunity to build, subject to architectural approval. Preliminary plat details identify a proposed 3-bedroom septic location and private well for Lot 2, and protective covenants are in place to preserve development character.
Key Highlights
- Two steel dry‑storage buildings totaling 23,790 SF operating as boat storage
- Two parcels totaling 3.45 acres with 16' of shared Flathead River access
- Community use boat ramp for waterfront access to the Flathead River
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
$173,804
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
8.08%
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%
$3,476,080
$3.5M
Cap Rate 7%
$2,482,914
$2.5M
Cap Rate 9%
$1,931,156
$1.9M
Market Conditions
NOI Build-Up for 23,790 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
$214.1K $9.00/SF
− Vacancy
−$9.6K −$0.41/SF
EGI
$204.5K $8.59/SF
− OpEx
−$30.7K −$1.29/SF
NOI
$173.8K $7.31/SF
Area
Flathead County, MT
Vacancy
4.50%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$3,476,080
Cap Rate 7%
$2,482,914
Cap Rate 9%
$1,931,156
Alternative Uses
Best Use
Self Storage
$3.25M
$2.85M – $3.80M
NOI $227,813 @ 7.0% cap · market cap 10.60%
Second Best
Warehouse
$2.48M
$2.17M – $2.90M
NOI $173,804 @ 7.0% cap · market cap 8.08%
Theoretical Best
Office A
$5.31M
$4.65M – $6.20M
NOI $371,809 @ 7.0% cap · market cap 17.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
95%
Occupancy
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
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
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Two-parcel boat storage property with community boat ramp access to the Flathead River and existing leases with tenant rights.
Where is this self storage facility located?
The property is located at NHN Riverside Lane Bigfork, MT.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: Two steel dry‑storage buildings totaling 23,790 SF operating as boat storage; Two parcels totaling 3.45 acres with 16' of shared Flathead River access; Community use boat ramp for waterfront access to the Flathead River
