Two-Building Warehouse with Shop
For Sale
$950,000
31566 S Ferndale Drive, Bigfork, MT 59911
COMMERCIAL - Bigfork, MT
Property Size6,535 SF
Lot Size1.00 Acre
Price / SF$145.37
Days on Market169
Property Features for 31566 S Ferndale Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
15
Parking features
Garage
Interior features
OpenFloorplan, VaultedCeilings
Exterior features
PropaneTankLeased
Lot features
Garden, Level
View
Mountains
Directions
Coming from Bigfork, Turn right onto S Ferndale Rd. Quarter mile up on the left.
Standard status
Active
APN
15370803202110000
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Description
S03, T26 N, R19 W, C.O.S. 7026, ACRES 1, TRACT 1 ASSR#0000013287
Tax Annual Amount
3762
Legal Description
S03, T26 N, R19 W, C.O.S. 7026, ACRES 1, TRACT 1 ASSR#0000013287
Utilities
Utilities
Propane
Sewer type
Septic Tank, Private Sewer
Heating system
Natural Gas, Forced Air, Propane (Heating)
Water source
Well
Building Details
Year built
1997
Number of units
3
Flooring type
Concrete
Building materials
MetalFrame, MetalSiding, WoodFrame
Roof type
Metal
Listing Agency:
Berkshire Hathaway HomeServices - Bigfork
(406) 837-1800
Listed By:
Kristen Broughton · License #RRE-BRO-LIC-41506
(406) 212-6237
Added: Mar 3
Changed: Aug 19
Last Checked: Aug 19 at 6:06PM
MLS# 30066099
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 warehouse property includes two metal-sided buildings on 1 acre, with a combined 6,535 SF of commercial space. The front building contains shop areas measuring 28 by 70 feet and 35 by 90 feet, totaling 5,110 SF. The rear building adds two more shop areas. Features include concrete flooring, vaulted ceilings, large garage doors, 3-phase power, a built-in drain system, an upstairs office, and a half bath. One bay has radiant tube heat, and the property lists natural gas, forced air, and propane heating.
A garage door separates two sections of the larger building, allowing the interior to function as distinct work areas. The layout may accommodate four individual rental units, subject to applicable requirements. Built in 1997, the property uses a metal roof, well water, septic service, and a leased propane tank. It is located at 31566 S Ferndale Drive in Bigfork, Montana.
A garage door separates two sections of the larger building, allowing the interior to function as distinct work areas. The layout may accommodate four individual rental units, subject to applicable requirements. Built in 1997, the property uses a metal roof, well water, septic service, and a leased propane tank. It is located at 31566 S Ferndale Drive in Bigfork, Montana.
Key Highlights
- Two‑building warehouse totaling 6,535 SF on 1 acre
- Front building includes 28x70 and 35x90 shop areas totaling 5,110 SF
- 3‑phase power, built‑in drain system, upstairs office, and half bath
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
$59,893
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
6.30%
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%
$1,197,860
$1.2M
Cap Rate 7%
$855,614
$855.6K
Cap Rate 9%
$665,478
$665.5K
Market Conditions
NOI Build-Up for 6,535 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
$98.0K $15.00/SF
− Vacancy
−$5.9K −$0.90/SF
EGI
$92.1K $14.10/SF
− OpEx
−$32.3K −$4.94/SF
NOI
$59.9K $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%
$1,197,860
Cap Rate 7%
$855,614
Cap Rate 9%
$665,478
Alternative Uses
Best Use
Flex RnD
$855.6K
$748.7K – $998.2K
NOI $59,893 @ 7.0% cap · market cap 6.30%
Second Best
Warehouse
$682.0K
$596.8K – $795.7K
NOI $47,743 @ 7.0% cap · market cap 5.03%
Theoretical Best
Office A
$1.46M
$1.28M – $1.70M
NOI $102,134 @ 7.0% cap · market cap 10.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59911, MT
8,722
Population
5,707
Households
1.5
Avg Household Size
55
Median Age
50%
College-Educated
98%
High-School Grad
491.7 sq mi
ZIP Area
18
Density / Sq Mi
$81,846
Median Household Income
$37,500
Median Earnings
$1,158
Median Rent
$608,000
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.
Similar Off Market Nearby
- Snowbird Storage — 239 Aero Ln, Bigfork, MT 59911
- Cimbria SS - Storage Location — 31809 S Ferndale Dr, Bigfork, MT 59911
- Ferndale Mobile Court Mini — 30743 MT-209 Ste 14, Bigfork, MT 59911
Frequently Asked Questions
What type of property is this?
Warehouse - Adaptable commercial facility with multiple shop areas, large garage doors, and flexible operating configurations.
Where is this warehouse located?
The property is located at 31566 S Ferndale Drive Bigfork, MT.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Two‑building warehouse totaling 6,535 SF on 1 acre; Front building includes 28x70 and 35x90 shop areas totaling 5,110 SF; 3‑phase power, built‑in drain system, upstairs office, and half bath
