Mixed-Use Property with Storage
For Sale
$2,450,000
1455 E Edgewood Dr, Whitefish, MT 59937
Custom residence and an established storage operation occupy a wooded commercial property near Whitefish.
Property Size19,292 SF
Lot Size3.00 Acres
Price / SF$126
Days on Market20
Property Features for 1455 E Edgewood Dr
General Information
Standard status
Active
Size
19,292 SF
Lot size
3.00 Acres
Additional Details
Business Included
Yes
Building Details
Year Built
2001
Listing Agency:
Glacier Sotheby's International Realty Whitefish
(406) 253-2148
Listed By:
Ross A Pickert · License #RRE-BRO-LIC-7710
Source:
Mtranchsales
Added: Aug 11
Changed: Aug 29
Last Checked: Aug 25 at 5:12AM
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 Glacier Sotheby's International Realty Whitefish
Investment Insights
Based on property information with market context.
This mixed-use property combines a custom-built residence with an established on-site storage unit business on a 3-acre parcel near Whitefish. Built in 2001, the home features an open floor plan, cathedral ceilings, abundant windows, and a covered wraparound porch. The layout includes two bedrooms and a bath on the main level, while the upstairs primary suite includes a walk-in closet and ensuite bath.
The storage operation has maintained occupancy for the past six years and is described as well maintained and straightforward to manage. Mature trees provide a wooded setting, with views toward surrounding meadows and nearby mountains. The property is located at 1455 Edgewood in Whitefish, Montana.
The storage operation has maintained occupancy for the past six years and is described as well maintained and straightforward to manage. Mature trees provide a wooded setting, with views toward surrounding meadows and nearby mountains. The property is located at 1455 Edgewood in Whitefish, Montana.
Key Highlights
- 3‑acre mixed‑use property near Whitefish
- Custom home and established storage unit business on one parcel
- Residence built in 2001 with open floor plan and cathedral ceilings
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
$184,740
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
7.54%
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%
$3,694,800
$3.7M
Cap Rate 7%
$2,639,143
$2.6M
Cap Rate 9%
$2,052,667
$2.1M
Market Conditions
NOI Build-Up for 19,292 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
$277.8K $14.40/SF
− Vacancy
−$13.9K −$0.72/SF
EGI
$263.9K $13.68/SF
− OpEx
−$79.2K −$4.10/SF
NOI
$184.7K $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%
$3,694,800
Cap Rate 7%
$2,639,143
Cap Rate 9%
$2,052,667
Alternative Uses
Best Use
Self Storage
$2.64M
$2.31M – $3.08M
NOI $184,740 @ 7.0% cap · market cap 7.54%
Second Best
Warehouse
$2.01M
$1.76M – $2.35M
NOI $140,943 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$4.31M
$3.77M – $5.03M
NOI $301,511 @ 7.0% cap · market cap 12.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Explore this area
Business Placement
Demographics for 59937, MT
14,354
Population
8,744
Households
1.6
Avg Household Size
45
Median Age
51%
College-Educated
97%
High-School Grad
310.5 sq mi
ZIP Area
46
Density / Sq Mi
$75,512
Median Household Income
$43,105
Median Earnings
$1,335
Median Rent
$654,800
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?
Mixed-use property - Custom residence and an established storage operation occupy a wooded commercial property near Whitefish.
Where is this mixed-use property located?
The property is located at 1455 E Edgewood Dr Whitefish, MT.
What is the asking price?
The asking price for this property is $2,450,000.
What are key features of this property?
This property features: 3‑acre mixed‑use property near Whitefish; Custom home and established storage unit business on one parcel; Residence built in 2001 with open floor plan and cathedral ceilings
