Multi-Unit Residential Income
1301/1303 6th Avenue S Great Falls, MT 59405
1301/1303 6th Avenue S, Great Falls, MT, 59405
$448,000
For Sale
$448,000
Up/down duplex plus a separate remodeled single-family residence on one lot, offering multiple rental configurations.
Property Size3,091 SF
Price / SF$144.94
Days on Market19
Property Features for 1301/1303 6th Avenue S
General Information
- Standard status
- Active
- Size
- 3,091 SF
- Property subtype
- Triplex
Building Details
- Year Built
- 1900
Listing agency
EXIT Realty Great Falls
Listed by
Josh Lind · License #31994
Source
Clearwaterproperties
Added: Jul 4 Updated: Jul 21 at 12:41PM Checked: Jul 22 at 4:01AM
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 EXIT Realty Great Falls
Investment Insights
Based on property information with market context.
This residential income property combines an up/down duplex with a separate single-family residence on the same lot. The upper level of the duplex is a spacious updated unit with 5 bedrooms and 2 bathrooms. The lower level is a 2-bedroom, 1-bath unit and is approximately 80% finished. The separate single-family 1-bedroom residence has been just remodeled and updated and has never been occupied since the remodel.
Located in Great Falls, the property is described as close to Downtown and 10th Avenue S.
Overall, the configuration supports a flexible setup for owner-occupancy alongside rentals, or for building a multi-unit investment portfolio.
Located in Great Falls, the property is described as close to Downtown and 10th Avenue S.
Overall, the configuration supports a flexible setup for owner-occupancy alongside rentals, or for building a multi-unit investment portfolio.
Key Highlights
- Up/down duplex plus a separate remodeled single‑family residence on the same lot
- Updated upper level of the duplex features 5 bed and 2 bath
- Lower level of the duplex has 2 bed and 1 bath and is about 80% finished
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $38.9k | $12.60 |
| − Vacancy | −$1.6k | −$0.53 |
| EGI | $37.3k | $12.07 |
| − OpEx | −$11.2k | −$3.62 |
| NOI | $26.1k | $8.45 |
3,091 SF · lease $12.60/SF/yr · vacancy 4.20% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$373.1K
$326.5K – $435.3K
NOI $26,118 @ 7.0% cap · market cap 5.83%
Second Best
Apartment 5plus
$337.7K
$295.5K – $394.0K
NOI $23,637 @ 7.0% cap · market cap 5.28%
Theoretical Best
Specialty Retail
$601.5K
$526.4K – $701.8K
NOI $42,108 @ 7.0% cap · market cap 9.40%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Triplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Triplex - Up/down duplex plus a separate remodeled single-family residence on one lot, offering multiple rental configurations.
Where is this triplex located?
The property is located at 1301/1303 6th Avenue S Great Falls, MT.
What is the asking price?
The asking price for this property is $448,000.
What are key features of this property?
This property features: Up/down duplex plus a separate remodeled single‑family residence on the same lot; Updated upper level of the duplex features 5 bed and 2 bath; Lower level of the duplex has 2 bed and 1 bath and is about 80% finished
