Flex Space with Heated
For Sale
$889,000
3100 Hwy 83 N, Seeley Lake, MT 59868
CommercialSale, Seeley Lake, MT
Property Size5,500 SF
Lot Size0.97 Acres
Price / SF$161.64
Days on Market212
Property Features for 3100 Hwy 83 N
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
None/Unknown
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Directions
Head N on Highway 83, past Redwood Lane, property on the right
Subdivision
12M - Other Montana Counties
Standard status
Active
APN
0004200873
Size
5,500 SF
Lot size
0.97 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S03, T16N, R15W, COS 6891, Parcels 6, 7, 8, & 9
Tax Annual Amount
7904
Legal Description
S03, T16N, R15W, COS 6891, Parcels 6, 7, 8, & 9
Utilities
Utilities
Propane
Sewer type
Septic Tank
Heating system
Baseboard, Propane (Heating), Electric (Heating), Other (Heating)
Building Details
Year built
2023
Listing Agency:
Clearwater Montana Properties
(406) 677-3000
Listed By:
Kevin Wetherell · License #BRO-8397
(406) 677-3000
Added: Jan 27
Changed: Aug 19
Last Checked: Aug 27 at 1:06AM
MLS# 408237
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.
Built in 2023, this 5,500-square-foot flex property sits on four combined lots totaling 0.97 acres. The main level includes a service counter, office, display area, restroom, a 30x40 heated shop, and a connected 40x90 cold storage area. Heating includes a rock propane fireplace, electric baseboard heat, and an electric heater in the shop. The building also has a new septic system and community water.
A fenced rear yard is secured by two 16-foot gates, with asphalt and gravel parking areas supporting equipment and material movement. The property offers 260 feet of frontage along Highway 83. Upstairs living quarters include a full bath, kitchen with microwave, refrigerator, and gas stove, plus an on-demand Rinnai water heater and freestanding gas stove. Large windows provide natural light, and the occupying business is expected to relocate at closing.
A fenced rear yard is secured by two 16-foot gates, with asphalt and gravel parking areas supporting equipment and material movement. The property offers 260 feet of frontage along Highway 83. Upstairs living quarters include a full bath, kitchen with microwave, refrigerator, and gas stove, plus an on-demand Rinnai water heater and freestanding gas stove. Large windows provide natural light, and the occupying business is expected to relocate at closing.
Key Highlights
- 5,500 square feet on 0.97 acres across four combined lots
- 260 feet of Highway 83 frontage
- 30x40 heated shop connected to 40x90 cold storage
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
$67,954
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
7.64%
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%
$1,359,080
$1.4M
Cap Rate 7%
$970,771
$970.8K
Cap Rate 9%
$755,044
$755.0K
Market Conditions
NOI Build-Up for 5,500 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
$118.8K $21.60/SF
− Vacancy
−$14.3K −$2.59/SF
EGI
$104.5K $19.01/SF
− OpEx
−$36.6K −$6.65/SF
NOI
$68.0K $12.36/SF
Area
Missoula County, MT
Vacancy
12.00%
Lease Rate
$21.60 /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%
$1,359,080
Cap Rate 7%
$970,771
Cap Rate 9%
$755,044
Alternative Uses
Best Use
Flex RnD
$970.8K
$849.4K – $1.13M
NOI $67,954 @ 7.0% cap · market cap 7.64%
Second Best
Office B
$915.8K
$801.3K – $1.07M
NOI $64,103 @ 7.0% cap · market cap 7.21%
Theoretical Best
Specialty Retail
$1.59M
$1.39M – $1.85M
NOI $111,004 @ 7.0% cap · market cap 12.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
158
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Connected commercial and residential areas combine workspace, storage, office functions, and upstairs living quarters.
Where is this flex space located?
The property is located at 3100 Hwy 83 N Seeley Lake, MT.
What is the asking price?
The asking price for this property is $889,000.
What are key features of this property?
This property features: 5,500 square feet on 0.97 acres across four combined lots; 260 feet of Highway 83 frontage; 30x40 heated shop connected to 40x90 cold storage
