Multifamily Property with RV
For Sale
$875,000
300 Jay Hawk Ln, Columbia Falls, MT 59912
Five income-producing units plus a full-service RV site on fenced, landscaped acreage with designated yards and parking.
Property Size4,576 SF
Lot Size2.96 Acres
Price / SF$191.22
Days on Market48
Property Features for 300 Jay Hawk Ln
General Information
Standard status
Active
Size
4,576 SF
Lot size
2.96 Acres
Property subtype
Multi-Family
Additional Details
Fenced Yard
Yes
Multifamily Units
5
Amenities
designated yards
shared basketball court
full-service RV site
Building Details
Year Built
2000
Tenancy
Multi
Listing Agency:
Performance Real Estate, Inc.
Listed By:
Kyhl Pfankuch · License #RRE-BRO-LIC-99448
(406) 250-9368
Source:
Performance-realestate
Added: Jul 20
Changed: Aug 23
Last Checked: Sep 5 at 10:13AM
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 Performance Real Estate, Inc.
Investment Insights
Based on property information with market context.
This property combines five income-producing residential units with a full-service RV site on 2.96 fenced, landscaped acres. The main building is a divided manufactured home offering Unit A (3-bed, 1-bath) and Unit B (1-bed, 1-bath), with both units served by an owned propane tank. A large shop building with lean-tos for storage contains Unit 1 (1-bed, 1-bath) on the main level and Unit 2 (1-bed, 1-bath studio) upstairs. A separate stand-alone Unit C is a 1-bed, 1-bath house with a private fenced backyard.
The RV site is full-service with power, water, and sewer. Infrastructure includes a new well pump and pressure tank. Tenants have designated yards, and the property includes a shared basketball court. The complex is centrally located with ample parking and a private setting, and it is also presented as a 1031 exchange opportunity.
With multiple residential configurations across the manufactured home, shop building, and stand-alone unit, the setup offers a mix of unit types within the same fenced property.
The RV site is full-service with power, water, and sewer. Infrastructure includes a new well pump and pressure tank. Tenants have designated yards, and the property includes a shared basketball court. The complex is centrally located with ample parking and a private setting, and it is also presented as a 1031 exchange opportunity.
With multiple residential configurations across the manufactured home, shop building, and stand-alone unit, the setup offers a mix of unit types within the same fenced property.
Key Highlights
- 5 income‑producing units plus a full‑service RV site on 2.96 fenced, landscaped acres
- Manufactured home split into Unit A (3 bed, 1 bath) and Unit B (1 bed, 1 bath), both served by an owned propane tank
- Shop building includes Unit 1 (1 bed, 1 bath) on the main level and Unit 2 (1 bed, 1 bath studio) upstairs
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
$42,709
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
4.88%
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%
$854,180
$854.2K
Cap Rate 7%
$610,129
$610.1K
Cap Rate 9%
$474,544
$474.5K
Market Conditions
NOI Build-Up for 4,576 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
$80.7K $17.64/SF
− Vacancy
−$3.1K −$0.67/SF
EGI
$77.7K $16.97/SF
− OpEx
−$34.9K −$7.64/SF
NOI
$42.7K $9.33/SF
Area
Flathead County, MT
Vacancy
3.80%
Lease Rate
$17.64 /SF/Yr
Expense Ratio
45.00%
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%
$854,180
Cap Rate 7%
$610,129
Cap Rate 9%
$474,544
Alternative Uses
Best Use
Apartment 5plus
$610.1K
$533.9K – $711.8K
NOI $42,709 @ 7.0% cap · market cap 4.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.02M
$894.0K – $1.19M
NOI $71,517 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Five income-producing units plus a full-service RV site on fenced, landscaped acreage with designated yards and parking.
Where is this apartment building located?
The property is located at 300 Jay Hawk Ln Columbia Falls, MT.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 5 income‑producing units plus a full‑service RV site on 2.96 fenced, landscaped acres; Manufactured home split into Unit A (3 bed, 1 bath) and Unit B (1 bed, 1 bath), both served by an owned propane tank; Shop building includes Unit 1 (1 bed, 1 bath) on the main level and Unit 2 (1 bed, 1 bath studio) upstairs
