High-Frontage Flex Retail
For Sale
$2,099,000
2400 9th St W, Columbia Falls, MT 59912
Expansive multi-use building with direct US Highway 2 exposure and County B-2 zoning versatility.
Property Size14,000 SF
Price / SF$149.93
Days on Market39
Property Features for 2400 9th St W
General Information
Standard status
Active
Size
14,000 SF
Class
Trophy
Zoning
B-2
Site & Location
Traffic Count
25,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
2003
Listing Agency:
Ideal Real Estate
(406) 871-2545
Listed By:
Todd Schleusner · License #RRE-RBS-LIC-109600
Source:
Beckmansrealestatemt
Added: Jul 20
Changed: Aug 14
Last Checked: Aug 26 at 10:34AM
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 Ideal Real Estate
Investment Insights
Based on property information with market context.
A +/-14,000-square-foot combined retail, office, and warehouse property originally constructed as a custom showroom. The mostly single-story building features a grand entrance with massive log beams and exterior Haida rustic beveled cedar siding, along with custom log accents throughout including Lodgepole, Mountain Maple, and Diamond Willow wood. A trophy-scale monument sign is also included to support new branding.
The property sits just outside Columbia Falls City within Flathead County, with direct access through two paved entrances and approximately 200 feet of US Highway 2 frontage. The offering also notes County B-2 zoning versatility and direct exposure to travelers passing through Columbia Falls, described as the Gateway to Glacier, with over 3 million tourists navigating toward Glacier National Park minutes away. The electronic monument sign and prominent log posts are intended for new signage.
As presented in the offering materials, city utilities are nearby with annexation possible in the future should expansion be desired. See the Offering Memorandum in the supplemental documents for additional details.
The property sits just outside Columbia Falls City within Flathead County, with direct access through two paved entrances and approximately 200 feet of US Highway 2 frontage. The offering also notes County B-2 zoning versatility and direct exposure to travelers passing through Columbia Falls, described as the Gateway to Glacier, with over 3 million tourists navigating toward Glacier National Park minutes away. The electronic monument sign and prominent log posts are intended for new signage.
As presented in the offering materials, city utilities are nearby with annexation possible in the future should expansion be desired. See the Offering Memorandum in the supplemental documents for additional details.
Key Highlights
- About 14,000 SF combined retail, office, and warehouse building built in 2003
- County B‑2 zoning provides versatility for potential uses
- Approximately 200 ft of US Highway 2 frontage with direct highway exposure
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
$128,310
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
6.11%
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%
$2,566,200
$2.6M
Cap Rate 7%
$1,833,000
$1.8M
Cap Rate 9%
$1,425,667
$1.4M
Market Conditions
NOI Build-Up for 14,000 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
$210.0K $15.00/SF
− Vacancy
−$12.6K −$0.90/SF
EGI
$197.4K $14.10/SF
− OpEx
−$69.1K −$4.94/SF
NOI
$128.3K $9.17/SF
Area
Flathead County, MT
Vacancy
6.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
35.00%
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%
$2,566,200
Cap Rate 7%
$1,833,000
Cap Rate 9%
$1,425,667
Alternative Uses
Best Use
Retail
$2.84M
$2.48M – $3.31M
NOI $198,597 @ 7.0% cap · market cap 9.46%
Second Best
Flex RnD
$1.83M
$1.60M – $2.14M
NOI $128,310 @ 7.0% cap · market cap 6.11%
Theoretical Best
Office A
$3.13M
$2.74M – $3.65M
NOI $218,803 @ 7.0% cap · market cap 10.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
25,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
122
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59912, MT
15,395
Population
6,831
Households
2.3
Avg Household Size
43
Median Age
31%
College-Educated
93%
High-School Grad
188.9 sq mi
ZIP Area
81
Density / Sq Mi
$73,515
Median Household Income
$38,529
Median Earnings
$1,052
Median Rent
$438,000
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Expansive multi-use building with direct US Highway 2 exposure and County B-2 zoning versatility.
Where is this flex space located?
The property is located at 2400 9th St W Columbia Falls, MT.
What is the asking price?
The asking price for this property is $2,099,000.
What are key features of this property?
This property features: About 14,000 SF combined retail, office, and warehouse building built in 2003; County B‑2 zoning provides versatility for potential uses; Approximately 200 ft of US Highway 2 frontage with direct highway exposure
