Storefront Property with Storage
For Sale
$1,490,000
3096 Hwy 83 N, Seeley Lake, MT 59868
CommercialSale, Seeley Lake, MT
Property Size4,320 SF
Lot Size1.77 Acres
Price / SF$344.91
Days on Market45
Property Features for 3096 Hwy 83 N
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
None/Unknown
Directions
Just off Hwy 83 in the town of Seeley Lake
Subdivision
12M - Other Montana Counties
Standard status
Active
APN
0005810641
Size
4,320 SF
Lot size
1.77 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S03, T16 N, R15 W, C.O.S. 3122, PARCEL 2, IN E2 SE4
Tax Annual Amount
7506
Legal Description
S03, T16 N, R15 W, C.O.S. 3122, PARCEL 2, IN E2 SE4
Utilities
Sewer type
Septic Tank
Heating system
Propane (Heating)
Building Details
Year built
1970
Listing Agency:
Clearwater Montana Properties
(406) 677-3000
Listed By:
Kevin Wetherell · License #BRO-8397
(406) 677-3000
Added: Jul 8
Changed: Aug 19
Last Checked: Aug 21 at 1:06AM
MLS# 412968
Copyright © 2026 Big Sky Country 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.
The offering combines an established building materials business with its real estate and operating equipment. The main building contains a 2,160-square-foot sales center and an additional 2,160 rentable square feet above. Delivery truck, forklift, and business equipment are included, along with multiple outbuildings, lumber storage sheds, and security fencing.
The property occupies 1.77 acres at 3096 Hwy 83 N in Seeley Lake, Montana. Positioned on a corner parcel, it provides 245 feet of frontage along Highway 83. The improvements date to 1970 and include propane heating and a septic tank. The site supports the existing building-materials operation with dedicated storage and accessory structures.
The property occupies 1.77 acres at 3096 Hwy 83 N in Seeley Lake, Montana. Positioned on a corner parcel, it provides 245 feet of frontage along Highway 83. The improvements date to 1970 and include propane heating and a septic tank. The site supports the existing building-materials operation with dedicated storage and accessory structures.
Key Highlights
- 2,160‑square‑foot sales center with 2,160 rentable square feet above
- 1.77‑acre corner parcel at 3096 Hwy 83 N, Seeley Lake, MT 59868
- 245 feet of frontage on Highway 83
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
$53,343
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
3.58%
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%
$1,066,860
$1.1M
Cap Rate 7%
$762,043
$762.0K
Cap Rate 9%
$592,700
$592.7K
Market Conditions
NOI Build-Up for 4,320 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
$77.8K $18.00/SF
− Vacancy
−$1.6K −$0.36/SF
EGI
$76.2K $17.64/SF
− OpEx
−$22.9K −$5.29/SF
NOI
$53.3K $12.35/SF
Area
Missoula County, MT
Vacancy
2.00%
Lease Rate
$18.00 /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%
$1,066,860
Cap Rate 7%
$762,043
Cap Rate 9%
$592,700
Alternative Uses
Best Use
Retail
$762.0K
$666.8K – $889.1K
NOI $53,343 @ 7.0% cap · market cap 3.58%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.25M
$1.09M – $1.45M
NOI $87,188 @ 7.0% cap · market cap 5.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
Explore this area
Business Placement
Demographics for 59868, MT
2,087
Population
1,652
Households
1.3
Avg Household Size
56
Median Age
24%
College-Educated
94%
High-School Grad
256.0 sq mi
ZIP Area
8
Density / Sq Mi
$48,409
Median Household Income
$33,650
Median Earnings
$1,028
Median Rent
$286,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Building materials business, real estate, equipment, and upper-level rentable space are included in the offering.
Where is this storefront property located?
The property is located at 3096 Hwy 83 N Seeley Lake, MT.
What is the asking price?
The asking price for this property is $1,490,000.
What are key features of this property?
This property features: 2,160‑square‑foot sales center with 2,160 rentable square feet above; 1.77‑acre corner parcel at 3096 Hwy 83 N, Seeley Lake, MT 59868; 245 feet of frontage on Highway 83
