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    Immaculate Professional Building For Sale Title is generated by Realmo AI

    303 W Main St, Thompson Falls, MT 59873

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    For Sale
    $599,900

    Immaculate Professional Building

    Property size:
    6,400 SF
    Lot size:
    0.21 Acres
    Price / SF:
    $93/SF
    Added:
    Oct 31, 2025
    Days on Market:
    204
    Last Refresh:
    Mar 16 at 9:06 am

    Property Features for 303 W Main St

    General Information

    Standard status
    Active
    Property type
    Office buildings, Office Units, Mixed-use properties, Office Spaces
    Size
    6,400 SF
    Total Parking Spaces
    7
    Elevators
    No
    Lot size
    0.21 Acres
    Occupancy
    100%
    Sale Condition
    1031 Exchange
    Investment Type
    Stabilized

    Building Details

    Year Built
    1996
    Buildings
    1
    Stories
    2
    Units
    4

    We can help!

    Listing Contact
    Tina Daugherty

    Listing agent Tina

    Listing office

    Listing date Oct 31, 2025

    HighLights

    • Great location in the heart of the county seat of Sanders County.
    • In the middle of Main Street with views of the Clark Fork River from most offices.
    • Low‑maintenance exterior with great curb appeal.

    Overview

    This immaculate professional building is located in the heart of the county seat of Sanders County, on Main Street in Thompson Falls, Montana. Most of the office space offers views of the Clark Fork River. A balcony wraps around the river side of the upper story, providing views of the Bitterroot Mountains and the river. The low-maintenance exterior contributes to the building's curb appeal. The building totals 6400 square feet according to county records and is spread across two floors, each with restrooms. There are four offices, two larger and two smaller. The property is 100% leased to tenants. The lower level features a full kitchen with a pantry, while the main level includes a kitchenette equipped with a double sink, microwave, dishwasher, and refrigerator. Parking is available on Main Street. The building is near the Rose Garden and its adjacent overflow parking. Additional parking is available on the lower level, with walk-out basement access from a city alley. The property is within walking distance of river access via the termination of a city street. The building is also known as the Silcox Building.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Real Estate Agency Restaurant Building Supply Dental Office Big Box & Wholesale Store Spa & Massage Center Auto Repair Shop Hair Salon Law Firm Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Thompson Falls
    County
    Sanders
    State
    Montana
    Longitude
    -115.247
    Latitude
    47.6853

    Nearby Similar for Sale

    • $459,000

      Commercial Land in Thompson Falls

      Commercial building on 1.8+ acres with shop and office space.
      2718 Tradewinds Way, Thompson Falls, MT 59873
      View Details
    • $375,000
      2,400 SF

      Highway Frontage Commercial Opportunity

      2.02 acres with a 2400 sqft steel building.
      5476 Mt Highway 200, Thompson Falls, MT 59873
      View Details

    FAQs

    What type of property is this?
    Office building - Immaculate Professional Building
    Where is this office building located?
    The property is located at 303 W Main St Thompson Falls, MT.
    What is the asking price?
    The asking price for this property is $599,900.
    What are key features of this property?
    This property features: Great location in the heart of the county seat of Sanders County.; In the middle of Main Street with views of the Clark Fork River from most offices.; Low‑maintenance exterior with great curb appeal.
    (406) 210-1123
    We can help!
    Listing Contact
    Tina Daugherty
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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