Twenty-Unit Self Storage
For Sale
$925,000
3890 Hwy 2 E, Kalispell, MT 59901
Self storage property on US Highway 2 E with 20 existing units plus additional storage buildings and a leased residence.
Property Size5,194 SF
Lot Size2.26 Acres
Price / SF$178.09
Days on Market33
Property Features for 3890 Hwy 2 E
General Information
Standard status
Active
Size
5,194 SF
Lot size
2.26 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Self-Storage Units
20
Listing Agency:
Engel & Völkers Western Frontier - Bigfork
(406) 270-1942
Listed By:
Jeanie Deetz · License #RRE-BRO-LIC-39379
Source:
Performance-realestate
Added: Jul 29
Changed: Aug 23
Last Checked: Aug 29 at 12:31PM
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 Engel & Völkers Western Frontier - Bigfork
Investment Insights
Based on property information with market context.
Self storage investment opportunity on a 2.26-acre site featuring 20 existing storage units sized 9’ x 15’ and two additional storage buildings. The property also includes a leased single-family residence with approximately 800 sq. ft., a 1-bedroom layout, and 1-bath, along with other storage structures totaling 432 sq. ft. and 1,200 sq. ft. of building area.
The property is located on US Hwy 2 E near Glacier Park International Airport, with convenient access to Columbia Falls and Whitefish. This setup supports an income-producing mix of storage units and residential rent.
In addition to the existing storage inventory, there is the potential to develop approximately 200 additional storage units, subject to local regulations, offering a pathway for future expansion alongside the current on-site revenue sources.
The property is located on US Hwy 2 E near Glacier Park International Airport, with convenient access to Columbia Falls and Whitefish. This setup supports an income-producing mix of storage units and residential rent.
In addition to the existing storage inventory, there is the potential to develop approximately 200 additional storage units, subject to local regulations, offering a pathway for future expansion alongside the current on-site revenue sources.
Key Highlights
- 2.26‑acre self storage property on US Hwy 2 E near Glacier Park International Airport
- 20 existing storage units sized 9’ x 15’
- Two additional storage buildings plus 432 sq. ft. and 1,200 sq. ft. building area
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
$49,738
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
5.38%
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%
$994,760
$994.8K
Cap Rate 7%
$710,543
$710.5K
Cap Rate 9%
$552,644
$552.6K
Market Conditions
NOI Build-Up for 5,194 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
$74.8K $14.40/SF
− Vacancy
−$3.7K −$0.72/SF
EGI
$71.1K $13.68/SF
− OpEx
−$21.3K −$4.10/SF
NOI
$49.7K $9.58/SF
Area
Flathead County, MT
Vacancy
5.00%
Lease Rate
$14.40 /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%
$994,760
Cap Rate 7%
$710,543
Cap Rate 9%
$552,644
Alternative Uses
Best Use
Self Storage
$710.5K
$621.7K – $829.0K
NOI $49,738 @ 7.0% cap · market cap 5.38%
Second Best
Warehouse
$542.1K
$474.3K – $632.4K
NOI $37,946 @ 7.0% cap · market cap 4.10%
Theoretical Best
Office A
$1.16M
$1.01M – $1.35M
NOI $81,176 @ 7.0% cap · market cap 8.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
28
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 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?
Self storage facility - Self storage property on US Highway 2 E with 20 existing units plus additional storage buildings and a leased residence.
Where is this self storage facility located?
The property is located at 3890 Hwy 2 E Kalispell, MT.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 2.26‑acre self storage property on US Hwy 2 E near Glacier Park International Airport; 20 existing storage units sized 9’ x 15’; Two additional storage buildings plus 432 sq. ft. and 1,200 sq. ft. building area
