Two-Home Residential Income
For Sale
$690,000
121 & 135 Boon, Somers, MT 59932
Two residences on one lot with fresh interior paint, including a remodeled detached guest house and main home.
Property Size4,295 SF
Price / SF$160.65
Days on Market61
Property Features for 121 & 135 Boon
General Information
Standard status
Active
Size
4,295 SF
Property subtype
Multi Family Home
Taxes and HOA fees
Annual Taxes
$4,339
Amenities
Garage: Garage,Garage Door Opener,Heated Garage,Tuck Under Garage
Garage Spaces: 2
Style: Multi-Level,Tri-Level
Multi-Level,Tri-Level
Garage,Garage Door Opener,Heated Garage,Tuck Under Garage
2
Building Details
Year Built
1912
Listing Agency:
Performance Real Estate, Inc.
Listed By:
Mark Jason Kuhl · License #RRE-BRO-LIC-45209
(406) 217-5705
Source:
Clearwaterproperties
Added: Jul 8
Changed: Sep 3
Last Checked: Sep 2 at 5:27PM
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 Performance Real Estate, Inc.
Investment Insights
Based on property information with market context.
This two-residence property is set on one lot and includes a spacious main home and a fully remodeled detached guest house. The main residence offers an open-concept floor plan, a main-level primary suite, an office, a laundry room, and an upper-level suite with bonus space, along with wraparound decking, patios, and landscaped grounds. The detached guest house includes its own kitchen, living area, a loft bedroom, a full bathroom, a private fenced yard, a covered patio, and dedicated storage. Fresh interior paint in both residences supports move-in-ready appeal.
The property is located in Somers, Montana, within walking distance of Somers Beach State Park, the public boat launch, and the Great Northern Rails to Trails, with additional nearby access to Kalispell, Lakeside, Flathead Lake, and Blacktail Mountain Ski Area.
Operationally, the homes share a well and use private septic, and the property is described as having no covenants, with short-term rentals allowed. The overall setup provides flexible living arrangements and multiple income possibilities under the existing configuration.
The property is located in Somers, Montana, within walking distance of Somers Beach State Park, the public boat launch, and the Great Northern Rails to Trails, with additional nearby access to Kalispell, Lakeside, Flathead Lake, and Blacktail Mountain Ski Area.
Operationally, the homes share a well and use private septic, and the property is described as having no covenants, with short-term rentals allowed. The overall setup provides flexible living arrangements and multiple income possibilities under the existing configuration.
Key Highlights
- Two residences on one lot in Somers, Montana, steps from Flathead Lake—main home plus a fully remodeled detached guest house
- Main residence: 4‑bedroom, 3‑bath with open‑concept layout, main‑level primary suite, office, and laundry room
- Detached guest house includes its own kitchen and living area, loft bedroom, full bathroom, private fenced yard, covered patio, and dedicated storage
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
$43,068
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
6.24%
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%
$861,360
$861.4K
Cap Rate 7%
$615,257
$615.3K
Cap Rate 9%
$478,533
$478.5K
Market Conditions
NOI Build-Up for 4,295 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
$64.4K $15.00/SF
− Vacancy
−$2.9K −$0.68/SF
EGI
$61.5K $14.33/SF
− OpEx
−$18.5K −$4.30/SF
NOI
$43.1K $10.03/SF
Area
Flathead County, MT
Vacancy
4.50%
Lease Rate
$15.00 /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%
$861,360
Cap Rate 7%
$615,257
Cap Rate 9%
$478,533
Alternative Uses
Best Use
Multifamily LT 5
$615.3K
$538.4K – $717.8K
NOI $43,068 @ 7.0% cap · market cap 6.24%
Second Best
Apartment 5plus
$572.7K
$501.1K – $668.1K
NOI $40,087 @ 7.0% cap · market cap 5.81%
Theoretical Best
Office A
$958.9K
$839.1K – $1.12M
NOI $67,126 @ 7.0% cap · market cap 9.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
45
Businesses Nearby
Explore this area
Business Placement
Demographics for 59932, MT
1,558
Population
1,033
Households
1.5
Avg Household Size
47
Median Age
37%
College-Educated
83%
High-School Grad
27.2 sq mi
ZIP Area
57
Density / Sq Mi
$57,325
Median Household Income
$49,146
Median Earnings
$1,122
Median Rent
$617,500
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 residences on one lot with fresh interior paint, including a remodeled detached guest house and main home.
Where is this duplex located?
The property is located at 121 & 135 Boon Somers, MT.
What is the asking price?
The asking price for this property is $690,000.
What are key features of this property?
This property features: Two residences on one lot in Somers, Montana, steps from Flathead Lake—main home plus a fully remodeled detached guest house; Main residence: 4‑bedroom, 3‑bath with open‑concept layout, main‑level primary suite, office, and laundry room; Detached guest house includes its own kitchen and living area, loft bedroom, full bathroom, private fenced yard, covered patio, and dedicated storage
