Flex Space With Custom Log
For Sale
$2,099,000
2400 9th Street W, Columbia Falls, MT 59912
CommercialSale, Columbia Falls, MT
Property Size14,000 SF
Lot Size1.47 Acres
Price / SF$149.93
Days on Market72
Property Features for 2400 9th Street W
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Zoning description
6
Parking features
Driveway
Security features
Security
Patio and Porch features
Patio
Interior features
OpenFloorplan, VaultedCeilings
Lot features
Level
Directions
2400 9th Street W, Columbia Falls, MT 59912. Located on the South Side of HWY 2. Just East of Columbia Falls Nursery.
Standard status
Active
APN
07418618201600000
Lot size
1.47 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S18, T30 N, R20 W, TR 9B IN L1
Tax Annual Amount
15321
Legal Description
S18, T30 N, R20 W, TR 9B IN L1
Utilities
Sewer type
Septic Tank, Private Sewer
Heating system
Natural Gas, Electric (Heating), Forced Air
Cooling system
Central Air
Water source
Well
Building Details
Year built
2003
Flooring type
Carpet, Vinyl, Tile, Concrete
Roof type
Metal
Listing Agency:
Ideal Real Estate
(406) 300-0756
Listed By:
Todd Schleusner · License #RRE-RBS-LIC-109600
(406) 871-2545
Added: Jun 10
Changed: Aug 20
Last Checked: Aug 20 at 3:06PM
MLS# 30072625
Copyright © 2026 Montana Regional MLS. 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 mostly single-story flex property combines retail, office, and warehouse areas within a custom-built commercial facility. The building dates to 2003 and features a grand entry, vaulted ceilings, substantial log detailing, rustic beveled cedar siding, and an electronic monument sign. Interior finishes include concrete, tile, carpet, and vinyl flooring, with forced-air, electric, and natural-gas heating, central air conditioning, a metal roof, and a patio.
The property occupies 1.469 acres at 2400 9th Street W in Columbia Falls, Montana. Two paved entrances connect the site to approximately 200 feet of US HWY 2 frontage. Water is supplied by a well, while wastewater service includes a septic tank and private sewer. Driveway parking is provided, and city utilities are nearby with possible future annexation.
The property occupies 1.469 acres at 2400 9th Street W in Columbia Falls, Montana. Two paved entrances connect the site to approximately 200 feet of US HWY 2 frontage. Water is supplied by a well, while wastewater service includes a septic tank and private sewer. Driveway parking is provided, and city utilities are nearby with possible future annexation.
Key Highlights
- Flex property on 1.469 acres in Columbia Falls, Montana
- Approximately 200 feet of US HWY 2 frontage with 2 paved entrances
- 2003 construction with custom log beams, Lodgepole, Mountain Maple, and Diamond Willow accents
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
$128,310
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
6.11%
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%
$2,566,200
$2.6M
Cap Rate 7%
$1,833,000
$1.8M
Cap Rate 9%
$1,425,667
$1.4M
Market Conditions
NOI Build-Up for 14,000 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
$210.0K $15.00/SF
− Vacancy
−$12.6K −$0.90/SF
EGI
$197.4K $14.10/SF
− OpEx
−$69.1K −$4.94/SF
NOI
$128.3K $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%
$2,566,200
Cap Rate 7%
$1,833,000
Cap Rate 9%
$1,425,667
Alternative Uses
Best Use
Flex RnD
$1.83M
$1.60M – $2.14M
NOI $128,310 @ 7.0% cap · market cap 6.11%
Second Best
Warehouse
$1.46M
$1.28M – $1.70M
NOI $102,281 @ 7.0% cap · market cap 4.87%
Theoretical Best
Office A
$3.13M
$2.74M – $3.65M
NOI $218,803 @ 7.0% cap · market cap 10.42%
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
122
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59912, MT
15,395
Population
6,831
Households
2.3
Avg Household Size
43
Median Age
31%
College-Educated
93%
High-School Grad
188.9 sq mi
ZIP Area
81
Density / Sq Mi
$73,515
Median Household Income
$38,529
Median Earnings
$1,052
Median Rent
$438,000
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 - Mostly single-story commercial building with retail, office, and warehouse areas, vaulted ceilings, and multiple finish materials.
Where is this flex space located?
The property is located at 2400 9th Street W Columbia Falls, MT.
What is the asking price?
The asking price for this property is $2,099,000.
What are key features of this property?
This property features: Flex property on 1.469 acres in Columbia Falls, Montana; Approximately 200 feet of US HWY 2 frontage with 2 paved entrances; 2003 construction with custom log beams, Lodgepole, Mountain Maple, and Diamond Willow accents
