Multi-Unit Residential Income
For Sale
$390,000
1301/1303 6th, Great Falls, MT 59405
Up/down duplex plus a separate remodeled single-family residence on one lot, offering multiple rental configurations.
Property Size3,091 SF
Price / SF$126.17
Days on Market48
Property Features for 1301/1303 6th
General Information
Standard status
Active
Size
3,091 SF
Property subtype
Triplex
Taxes and HOA fees
Annual Taxes
$148
Amenities
Garage: On Street
Garage Spaces: 0
Style: Multi-Level,Ranch,Tri-Level
Multi-Level,Ranch,Tri-Level
On Street
Building Details
Year Built
1900
Listing Agency:
EXIT Realty Great Falls
Listed By:
Josh Lind · License #31994
Source:
Clearwaterproperties
Added: Jul 4
Changed: Aug 20
Last Checked: Aug 19 at 9:55AM
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
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
$26,118
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
6.70%
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%
$522,360
$522.4K
Cap Rate 7%
$373,114
$373.1K
Cap Rate 9%
$290,200
$290.2K
Market Conditions
NOI Build-Up for 3,091 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
$38.9K $12.60/SF
− Vacancy
−$1.6K −$0.53/SF
EGI
$37.3K $12.07/SF
− OpEx
−$11.2K −$3.62/SF
NOI
$26.1K $8.45/SF
Area
Cascade County, MT
Vacancy
4.20%
Lease Rate
$12.60 /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%
$522,360
Cap Rate 7%
$373,114
Cap Rate 9%
$290,200
Alternative Uses
Best Use
Multifamily LT 5
$373.1K
$326.5K – $435.3K
NOI $26,118 @ 7.0% cap · market cap 6.70%
Second Best
Apartment 5plus
$337.7K
$295.5K – $394.0K
NOI $23,637 @ 7.0% cap · market cap 6.06%
Theoretical Best
Specialty Retail
$601.5K
$526.4K – $701.8K
NOI $42,108 @ 7.0% cap · market cap 10.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
334
Businesses Nearby
Explore this area
Business Placement
Demographics for 59405, MT
33,578
Population
15,260
Households
2.2
Avg Household Size
35
Median Age
29%
College-Educated
94%
High-School Grad
479.4 sq mi
ZIP Area
70
Density / Sq Mi
$60,509
Median Household Income
$37,431
Median Earnings
$947
Median Rent
$236,800
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?
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 Great Falls, MT.
What is the asking price?
The asking price for this property is $390,000.
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
