Duplex Income
For Sale
Contact for pricing
3819 MT Hwy 40 W, Columbia Falls, MT 59912
Two separate 3-bed, 2-bath homes generate rental income, with recent roof replacement and fresh exterior paint.
Property Size3,244 SF
Lot Size0.96 Acres
Price / SF$246.61
Days on Market131
Property Features for 3819 MT Hwy 40 W
General Information
Standard status
Active
Size
3,244 SF
Lot size
0.96 Acres
Property subtype
Multifamily
Additional Details
Multifamily Units
2
Building Details
Year Built
1991
Units
2
Listing Agency:
Windermere Real Estate Whitefish
Listed By:
Maximus Tekosis · License #RRE-RBS-LIC-119356
Source:
Crexi
Added: Apr 14
Changed: Aug 20
Last Checked: Aug 22 at 9:12AM
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 Windermere Real Estate Whitefish
Investment Insights
Based on property information with market context.
This well maintained duplex-style income property features two separate homes on a spacious 0.96-acre lot with no covenants. Each residence offers 3 bedrooms and 2 bathrooms, with approximately 1,820 and 1,424 square feet available. One home is currently tenant occupied, providing immediate rental income, while the second residence offers flexibility for additional rental use or owner occupancy.
Recent exterior improvements include roof replacement on both homes approximately three years ago and fresh exterior paint completed within the last year. One of the homes also includes a detached insulated single-car garage, which can support storage, a workshop, or additional functionality for an occupant.
The overall configuration—two distinct units with maintained systems and updated exterior work—supports straightforward management for an owner looking for residential income opportunities.
Recent exterior improvements include roof replacement on both homes approximately three years ago and fresh exterior paint completed within the last year. One of the homes also includes a detached insulated single-car garage, which can support storage, a workshop, or additional functionality for an occupant.
The overall configuration—two distinct units with maintained systems and updated exterior work—supports straightforward management for an owner looking for residential income opportunities.
Key Highlights
- Two separate homes on a .96‑acre lot, each with 3 bedrooms and 2 bathrooms
- Total living area includes 1,820 sq ft home and a 1,424 sq ft home for rental income or multi‑generational living
- One home is currently tenant occupied, providing immediate rental income
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
$32,529
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
4.07%
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%
$650,580
$650.6K
Cap Rate 7%
$464,700
$464.7K
Cap Rate 9%
$361,433
$361.4K
Market Conditions
NOI Build-Up for 3,244 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
$48.7K $15.00/SF
− Vacancy
−$2.2K −$0.68/SF
EGI
$46.5K $14.33/SF
− OpEx
−$13.9K −$4.30/SF
NOI
$32.5K $10.03/SF
Area
Flathead County, MT
Vacancy
4.50%
Lease Rate
$15.00 /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%
$650,580
Cap Rate 7%
$464,700
Cap Rate 9%
$361,433
Alternative Uses
Best Use
Multifamily LT 5
$464.7K
$406.6K – $542.2K
NOI $32,529 @ 7.0% cap · market cap 4.07%
Second Best
Apartment 5plus
$432.5K
$378.5K – $504.6K
NOI $30,277 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$724.3K
$633.8K – $845.0K
NOI $50,700 @ 7.0% cap · market cap 6.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
59
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separate 3-bed, 2-bath homes generate rental income, with recent roof replacement and fresh exterior paint.
Where is this duplex located?
The property is located at 3819 MT Hwy 40 W Columbia Falls, MT.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: Two separate homes on a .96‑acre lot, each with 3 bedrooms and 2 bathrooms; Total living area includes 1,820 sq ft home and a 1,424 sq ft home for rental income or multi‑generational living; One home is currently tenant occupied, providing immediate rental income
