Duplex with ADU
New
For Sale
$289,000
214 7th St W, Billings, MT 59101
Residential, Billings, MT
Property Size1,248 SF
Lot Size0.10 Acres
Price / SF$231.57
Days on Market1
Property Features for 214 7th St W
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
N1 - First Neighborhood Residential
Bedrooms
4
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 1
Subdivision
YELLOWSTONE ADD
Elementary school
Broadwater
Middle school
Lewis and Clark
High school
Senior High
Standard status
Active
APN
A19252
Size
1,248 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Description
YELLOWSTONE ADD, S04, T01 S, R26 E, BLOCK 20, Lot 48, S70 FT E2 LT 48 S70 FT LT 49-50
Tax Annual Amount
1266
Legal Description
YELLOWSTONE ADD, S04, T01 S, R26 E, BLOCK 20, Lot 48, S70 FT E2 LT 48 S70 FT LT 49-50
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1948
Number of units
2
Roof type
Asphalt
Listing Agency:
Century 21 Americana · Century 21 Real Estate
(406) 294-2121
Listed By:
Lukas Seely · License #RRE-RBS-LIC-88004
(310) 570-5415
Added: Sep 4
Last Checked: Sep 4 at 8:06PM
MLS# 361660
Copyright © 2026 Billings Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,248-square-foot duplex in Billings includes two vertically arranged residential units within a 1948-built property. City-approved plans and blueprints are in place for converting the garage into a one-bedroom accessory dwelling unit, creating a potential third rentable unit. The property sits on 0.1004 acres and features an asphalt roof, natural gas heating, and forced-air delivery.
Located at 214 7th St W in Billings, the property is served by public water and public sewer. The existing configuration includes four bedrooms and two bathrooms overall, with the units arranged as an upper residence and a lower residence.
Located at 214 7th St W in Billings, the property is served by public water and public sewer. The existing configuration includes four bedrooms and two bathrooms overall, with the units arranged as an upper residence and a lower residence.
Key Highlights
- Two‑unit up‑and‑down duplex configuration
- 1,248 square feet on a 0.1004‑acre lot
- City‑approved plans and blueprints for a garage‑to‑ADU conversion
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
$11,393
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
3.94%
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%
$227,860
$227.9K
Cap Rate 7%
$162,757
$162.8K
Cap Rate 9%
$126,589
$126.6K
Market Conditions
NOI Build-Up for 1,248 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
$17.2K $13.80/SF
− Vacancy
−$947 −$0.76/SF
EGI
$16.3K $13.04/SF
− OpEx
−$4.9K −$3.91/SF
NOI
$11.4K $9.13/SF
Area
Billings, MT
Vacancy
5.50%
Lease Rate
$13.80 /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%
$227,860
Cap Rate 7%
$162,757
Cap Rate 9%
$126,589
Alternative Uses
Best Use
Multifamily LT 5
$162.8K
$142.4K – $189.9K
NOI $11,393 @ 7.0% cap · market cap 3.94%
Second Best
Apartment 5plus
$150.9K
$132.1K – $176.1K
NOI $10,564 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$272.3K
$238.3K – $317.7K
NOI $19,061 @ 7.0% cap · market cap 6.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
571
Businesses Nearby
Explore this area
Business Placement
Demographics for 59101, MT
41,522
Population
18,864
Households
2.2
Avg Household Size
37
Median Age
22%
College-Educated
91%
High-School Grad
590.8 sq mi
ZIP Area
70
Density / Sq Mi
$58,165
Median Household Income
$36,258
Median Earnings
$930
Median Rent
$243,000
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 - Up-and-down layout with city-approved plans for converting the garage into a one-bedroom ADU.
Where is this duplex located?
The property is located at 214 7th St W Billings, MT.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: Two‑unit up‑and‑down duplex configuration; 1,248 square feet on a 0.1004‑acre lot; City‑approved plans and blueprints for a garage‑to‑ADU conversion
