Up/Down Duplex with
For Sale
$295,000
1112 Sunnyside Lane, Billings, MT 59101
Residential, Billings, MT
Property Size1,456 SF
Lot Size0.15 Acres
Price / SF$202.61
Days on Market51
Property Features for 1112 Sunnyside Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
NX2 - Mixed Residential 2
Bedrooms
3
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 1
Subdivision
Sunnyside Sub
Lot features
Interior Lot, Level
Elementary school
Mckinley
Middle school
Riverside
High school
Senior High
Standard status
Active
APN
A16592
Lot size
0.15 Acres
Taxes and HOA fees
Tax Description
SUNNYSIDE SUBD 3RD FILING, S32, T01 N, R26 E, BLOCK 2, Lot 8, AMND LT 1 BLK 15 SUNNYSIDE SUBD 3RD FILING
Tax Annual Amount
1680
Legal Description
SUNNYSIDE SUBD 3RD FILING, S32, T01 N, R26 E, BLOCK 2, Lot 8, AMND LT 1 BLK 15 SUNNYSIDE SUBD 3RD FILING
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
shared laundry area
partially screened-in porch
fenced back portion of the lot
Building Details
Year built
1938
Floors in Building
1
Number of units
2
Building materials
Masonite
Roof type
Asphalt
Architectural style
Ranch
Listing Agency:
Montana Real Estate Brokers
(406) 869-2000
Listed By:
Chris Dunn · License #RRE-RBS-LIC-13083
(406) 698-3531
Added: Jul 17
Changed: Sep 4
Last Checked: Sep 5 at 2:06AM
MLS# 360736
Copyright © 2026 Billings Association of Realtors. 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 1,456-square-foot ranch-style duplex in Billings provides two distinct residential living areas within a 1938-built property. The main floor contains a living room, kitchen and dining area, one bedroom, and one bathroom. The lower level adds a living room, kitchen area, two bedrooms, and one bathroom, creating a practical three-bedroom, two-bathroom configuration across both levels. A shared laundry area serves the property.
The 6,549-square-foot lot includes a double detached garage, a partially screened porch, and a fenced rear portion. Construction includes Masonite siding, with forced-air natural gas heat, public water, public sewer, and an asphalt roof. The property is located at 1112 Sunnyside Lane in Billings, MT 59101.
The 6,549-square-foot lot includes a double detached garage, a partially screened porch, and a fenced rear portion. Construction includes Masonite siding, with forced-air natural gas heat, public water, public sewer, and an asphalt roof. The property is located at 1112 Sunnyside Lane in Billings, MT 59101.
Key Highlights
- 1,456 sq. ft. duplex on a 6,549 sq. ft. lot
- Main level includes 1 bedroom and 1 bathroom
- Lower level offers 2 bedrooms and 1 bathroom
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
$13,291
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
4.51%
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%
$265,820
$265.8K
Cap Rate 7%
$189,871
$189.9K
Cap Rate 9%
$147,678
$147.7K
Market Conditions
NOI Build-Up for 1,456 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
$20.1K $13.80/SF
− Vacancy
−$1.1K −$0.76/SF
EGI
$19.0K $13.04/SF
− OpEx
−$5.7K −$3.91/SF
NOI
$13.3K $9.13/SF
Area
Billings, MT
Vacancy
5.50%
Lease Rate
$13.80 /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%
$265,820
Cap Rate 7%
$189,871
Cap Rate 9%
$147,678
Alternative Uses
Best Use
Multifamily LT 5
$189.9K
$166.1K – $221.5K
NOI $13,291 @ 7.0% cap · market cap 4.51%
Second Best
Apartment 5plus
$176.1K
$154.1K – $205.4K
NOI $12,324 @ 7.0% cap · market cap 4.18%
Theoretical Best
Office A
$317.7K
$278.0K – $370.6K
NOI $22,238 @ 7.0% cap · market cap 7.54%
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
1,430
Businesses Nearby
Explore this area
Business Placement
Demographics for 59101, MT
41,522
Population
18,864
Households
2.2
Avg Household Size
37
Median Age
22%
College-Educated
91%
High-School Grad
590.8 sq mi
ZIP Area
70
Density / Sq Mi
$58,165
Median Household Income
$36,258
Median Earnings
$930
Median Rent
$243,000
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate living levels include kitchens, bedrooms, baths, and shared laundry.
Where is this duplex located?
The property is located at 1112 Sunnyside Lane Billings, 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: 1,456 sq. ft. duplex on a 6,549 sq. ft. lot; Main level includes 1 bedroom and 1 bathroom; Lower level offers 2 bedrooms and 1 bathroom
