Renovated Two-Unit Duplex
For Sale
$515,000
312 6th, Kalispell, MT 59901
Two updated units include a 3-bedroom main home and a detached 1-bedroom unit, each with remodeled kitchens and baths.
Property Size2,247 SF
Price / SF$229.19
Days on Market51
Property Features for 312 6th
General Information
Standard status
Active
Size
2,247 SF
Property subtype
Duplex
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,519
Amenities
Garage: Additional Parking,Alley Access,On Street
Garage Spaces: 0
Style: Bungalow,Craftsman
Bungalow,Craftsman
Additional Parking,Alley Access,On Street
Building Details
Year Built
1940
Listing Agency:
Kelly Right Real Estate of Montana LLC - Missoula
Listed By:
Jodie Needles · License #RRE-RBS-LIC-118279
Source:
Clearwaterproperties
Added: Jul 11
Changed: Aug 28
Last Checked: Aug 28 at 2:20PM
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 Kelly Right Real Estate of Montana LLC - Missoula
Investment Insights
Based on property information with market context.
This renovated two-unit duplex offers a 3-bedroom, 1-bath main home plus a separate detached 1-bedroom, 1-bath unit. Both living spaces have been updated with fully remodeled kitchens and bathrooms, new flooring, new fixtures, and fresh finishes throughout for a clean, move-in-ready setup.
The main home includes a practical enclosed back porch that functions as a laundry/mudroom connection, along with an additional flex room. The upper level features a spacious third bedroom that spans the full floor, providing flexible space for use as a retreat, office, bonus room, or additional living area.
Outside, the property includes a fully fenced backyard with mature trees and established neighborhood character. The detached unit provides a distinct second living space designed to support an additional income component alongside the owner-occupant option.
The main home includes a practical enclosed back porch that functions as a laundry/mudroom connection, along with an additional flex room. The upper level features a spacious third bedroom that spans the full floor, providing flexible space for use as a retreat, office, bonus room, or additional living area.
Outside, the property includes a fully fenced backyard with mature trees and established neighborhood character. The detached unit provides a distinct second living space designed to support an additional income component alongside the owner-occupant option.
Key Highlights
- Two‑unit property built in 1940: 3‑bedroom, 1‑bath main home plus a detached 1‑bedroom, 1‑bath unit
- Both units feature fully remodeled kitchens and bathrooms
- New flooring, new fixtures, and fresh finishes throughout both living spaces
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
$22,532
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
4.38%
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%
$450,640
$450.6K
Cap Rate 7%
$321,886
$321.9K
Cap Rate 9%
$250,356
$250.4K
Market Conditions
NOI Build-Up for 2,247 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
$33.7K $15.00/SF
− Vacancy
−$1.5K −$0.68/SF
EGI
$32.2K $14.33/SF
− OpEx
−$9.7K −$4.30/SF
NOI
$22.5K $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%
$450,640
Cap Rate 7%
$321,886
Cap Rate 9%
$250,356
Alternative Uses
Best Use
Multifamily LT 5
$321.9K
$281.7K – $375.5K
NOI $22,532 @ 7.0% cap · market cap 4.38%
Second Best
Apartment 5plus
$299.6K
$262.2K – $349.5K
NOI $20,972 @ 7.0% cap · market cap 4.07%
Theoretical Best
Office A
$501.7K
$439.0K – $585.3K
NOI $35,118 @ 7.0% cap · market cap 6.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,927
Businesses Nearby
Explore this area
Business Placement
Demographics for 59901, MT
57,900
Population
25,154
Households
2.3
Avg Household Size
40
Median Age
33%
College-Educated
96%
High-School Grad
468.8 sq mi
ZIP Area
124
Density / Sq Mi
$70,391
Median Household Income
$38,073
Median Earnings
$1,052
Median Rent
$417,200
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 updated units include a 3-bedroom main home and a detached 1-bedroom unit, each with remodeled kitchens and baths.
Where is this duplex located?
The property is located at 312 6th Kalispell, MT.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: Two‑unit property built in 1940: 3‑bedroom, 1‑bath main home plus a detached 1‑bedroom, 1‑bath unit; Both units feature fully remodeled kitchens and bathrooms; New flooring, new fixtures, and fresh finishes throughout both living spaces
