Duplex with Two Private
For Sale
$675,000
1662 & 1660 US Hwy 2, Kalispell, MT 59901
Two 2-bedroom units with separate utilities, private entrances, and dedicated outdoor access on over one acre.
Property Size3,384 SF
Price / SF$199.47
Days on Market29
Property Features for 1662 & 1660 US Hwy 2
General Information
Standard status
Active
Size
3,384 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$4,216
Amenities
Garage Spaces: 1
Style: Ranch
Ranch
1
Building Details
Year Built
1987
Listing Agency:
Glacier Real Estate of Montana
(406) 253-4046
Listed By:
Orlin Gravelle · License #RRE-RBS-LIC-7001
Source:
Clearwaterproperties
Added: Jul 14
Changed: Aug 9
Last Checked: Aug 10 at 7:02AM
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 Real Estate of Montana
Investment Insights
Based on property information with market context.
This scenic duplex includes two well-maintained units, each with a private entrance, separate utilities, and access to outdoor space. The East unit offers 2 bedrooms and 1 bathroom with a spacious living area, a functional kitchen, and a single-car garage. The West unit features 2 bedrooms and 2 bathrooms with an open living/dining layout and ample natural light, along with a garage that has been converted to an office but could potentially be returned to garage use.
The property sits on over an acre minutes west of Kalispell. It is located at 1662 & 1660 US Hwy 2 W, offering a rural setting with wide mountain and valley views.
With two separate households under one roof, the layout supports flexible living and rental arrangements while providing additional room on the site to expand, garden, or add improvements.
The property sits on over an acre minutes west of Kalispell. It is located at 1662 & 1660 US Hwy 2 W, offering a rural setting with wide mountain and valley views.
With two separate households under one roof, the layout supports flexible living and rental arrangements while providing additional room on the site to expand, garden, or add improvements.
Key Highlights
- Duplex on over 1 acre (ranch style) built in 1987
- Two units with private entrances and dedicated outdoor access
- East unit: 2 bedrooms, 1 bathroom, spacious living area, functional kitchen, single‑car garage
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
$33,933
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
5.03%
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%
$678,660
$678.7K
Cap Rate 7%
$484,757
$484.8K
Cap Rate 9%
$377,033
$377.0K
Market Conditions
NOI Build-Up for 3,384 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
$50.8K $15.00/SF
− Vacancy
−$2.3K −$0.68/SF
EGI
$48.5K $14.33/SF
− OpEx
−$14.5K −$4.30/SF
NOI
$33.9K $10.03/SF
Area
Flathead County, MT
Vacancy
4.50%
Lease Rate
$15.00 /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%
$678,660
Cap Rate 7%
$484,757
Cap Rate 9%
$377,033
Alternative Uses
Best Use
Multifamily LT 5
$484.8K
$424.2K – $565.6K
NOI $33,933 @ 7.0% cap · market cap 5.03%
Second Best
Apartment 5plus
$451.2K
$394.8K – $526.4K
NOI $31,584 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$755.5K
$661.1K – $881.5K
NOI $52,888 @ 7.0% cap · market cap 7.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
24
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two 2-bedroom units with separate utilities, private entrances, and dedicated outdoor access on over one acre.
Where is this duplex located?
The property is located at 1662 & 1660 US Hwy 2 Kalispell, MT.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Duplex on over 1 acre (ranch style) built in 1987; Two units with private entrances and dedicated outdoor access; East unit: 2 bedrooms, 1 bathroom, spacious living area, functional kitchen, single‑car garage
