Modern Flex Space With Highway
For Sale
$3,750,000
150 Hill Rd, Bigfork, MT 59911
I-1 Light Industrial zoning supports flexible commercial and industrial operations.
Property Size12,700 SF
Price / SF$295.28
Days on Market25
Property Features for 150 Hill Rd
General Information
Standard status
Active
Size
12,700 SF
Zoning
I-1
Additional Details
Highway Access
Yes
Building Details
Year Built
2022
Buildings
1
Building Size
12,700 SF
Listing Agency:
Glacier Sotheby's International Realty Bigfork
Listed By:
Tom E Brown, Katie E Brown · License #5901
Source:
Performance-realestate
Added: Aug 6
Changed: Aug 30
Last Checked: Aug 30 at 2:50AM
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 Bigfork
Investment Insights
Based on property information with market context.
This 12,700-square-foot flex space was built in 2022 and is positioned within an industrial park near Bigfork. The facility is zoned I-1 Light Industrial, with a configuration suited to commercial, industrial, manufacturing, warehousing, distribution, service, showroom, and specialty business operations.
Located just off Highway 83, the property offers regional access to Bigfork, Kalispell, Columbia Falls, Polson, Whitefish, and the broader Flathead Valley. Bigfork is within 10 minutes, while Kalispell and Columbia Falls are 30 minutes away. Polson is 40 minutes away, Whitefish is 45 minutes away, and Glacier Park International Airport is 35 minutes away.
Located just off Highway 83, the property offers regional access to Bigfork, Kalispell, Columbia Falls, Polson, Whitefish, and the broader Flathead Valley. Bigfork is within 10 minutes, while Kalispell and Columbia Falls are 30 minutes away. Polson is 40 minutes away, Whitefish is 45 minutes away, and Glacier Park International Airport is 35 minutes away.
Key Highlights
- 12,700‑square‑foot flex space constructed in 2022
- I‑1 Light Industrial zoning
- Located within an industrial park near Bigfork
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
$116,396
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
3.10%
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%
$2,327,920
$2.3M
Cap Rate 7%
$1,662,800
$1.7M
Cap Rate 9%
$1,293,289
$1.3M
Market Conditions
NOI Build-Up for 12,700 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
$190.5K $15.00/SF
− Vacancy
−$11.4K −$0.90/SF
EGI
$179.1K $14.10/SF
− OpEx
−$62.7K −$4.94/SF
NOI
$116.4K $9.17/SF
Area
Flathead County, MT
Vacancy
6.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
35.00%
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%
$2,327,920
Cap Rate 7%
$1,662,800
Cap Rate 9%
$1,293,289
Alternative Uses
Best Use
Flex RnD
$1.66M
$1.45M – $1.94M
NOI $116,396 @ 7.0% cap · market cap 3.10%
Second Best
Industrial
$1.09M
$955.1K – $1.27M
NOI $76,410 @ 7.0% cap · market cap 2.04%
Theoretical Best
Office A
$2.84M
$2.48M – $3.31M
NOI $198,486 @ 7.0% cap · market cap 5.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59911, MT
8,722
Population
5,707
Households
1.5
Avg Household Size
55
Median Age
50%
College-Educated
98%
High-School Grad
491.7 sq mi
ZIP Area
18
Density / Sq Mi
$81,846
Median Household Income
$37,500
Median Earnings
$1,158
Median Rent
$608,000
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?
Flex space - I-1 Light Industrial zoning supports flexible commercial and industrial operations.
Where is this flex space located?
The property is located at 150 Hill Rd Bigfork, MT.
What is the asking price?
The asking price for this property is $3,750,000.
What are key features of this property?
This property features: 12,700‑square‑foot flex space constructed in 2022; I‑1 Light Industrial zoning; Located within an industrial park near Bigfork
