Turnkey Diner Restaurant
For Sale
$319,000
420 Nucleus, Columbia Falls, MT 59912
Turnkey diner operating all-day breakfast and lunch seven days a week, with inventory and equipment included.
Property Size2,000 SF
Price / SF$159.50
Days on Market103
Property Features for 420 Nucleus
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Amenities
Garage: Alley Access,On Street
Alley Access,On Street
Building Details
Year Built
1964
Listing Agency:
America's 1st Choice Realty, LLC
(406) 212-8566
Listed By:
Brittany Buckallew · License #RRE-RBS-LIC-53146
Source:
Clearwaterproperties
Added: May 14
Changed: Aug 24
Last Checked: Aug 23 at 9:33AM
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 America's 1st Choice Realty, LLC
Investment Insights
Based on property information with market context.
Columbia Falls’ Outlaw Diner is offered for sale as a turnkey, fully operational restaurant business. The country-western themed diner has operated successfully for the past seven years and serves all-day breakfast and lunch seven days a week. The menu includes items such as scrambles, biscuits & gravy, burgers, salads, and gyros.
The sale is business only, with inventory and equipment included. A new lease will be negotiated with the landlord, making the next operating agreement an item for discussion as part of the purchase process.
This offering is designed for an operator looking to step into an established, running restaurant and continue daily service on an immediate basis while arranging the new lease terms.
The sale is business only, with inventory and equipment included. A new lease will be negotiated with the landlord, making the next operating agreement an item for discussion as part of the purchase process.
This offering is designed for an operator looking to step into an established, running restaurant and continue daily service on an immediate basis while arranging the new lease terms.
Key Highlights
- Country‑western themed diner operating all‑day breakfast and lunch seven days a week
- Business‑only sale; inventory and equipment included
- Diner has been operating successfully for the past seven years
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
$27,587
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
8.65%
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%
$551,740
$551.7K
Cap Rate 7%
$394,100
$394.1K
Cap Rate 9%
$306,522
$306.5K
Market Conditions
NOI Build-Up for 2,000 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
$37.9K $18.96/SF
− Vacancy
−$1.1K −$0.57/SF
EGI
$36.8K $18.39/SF
− OpEx
−$9.2K −$4.60/SF
NOI
$27.6K $13.79/SF
Area
Flathead County, MT
Vacancy
3.00%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
25.00%
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%
$551,740
Cap Rate 7%
$394,100
Cap Rate 9%
$306,522
Alternative Uses
Best Use
Specialty Retail
$394.1K
$344.8K – $459.8K
NOI $27,587 @ 7.0% cap · market cap 8.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$446.5K
$390.7K – $521.0K
NOI $31,258 @ 7.0% cap · market cap 9.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
515
Businesses Nearby
36k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 47%
Shops & Services 38%
Dining 15%
Smith's
Groceries
17,132 visits/mo
0.1 miles
Exxon
Shops & Services
9,362 visits/mo
0.4 miles
Town Pump
Shops & Services
4,281 visits/mo
0.4 miles
SUBWAY
Dining
2,615 visits/mo
0.5 miles
Pizza Hut
Dining
1,834 visits/mo
0.4 miles
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 Retail 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?
Conventional restaurant - Turnkey diner operating all-day breakfast and lunch seven days a week, with inventory and equipment included.
Where is this conventional restaurant located?
The property is located at 420 Nucleus Columbia Falls, MT.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: Country‑western themed diner operating all‑day breakfast and lunch seven days a week; Business‑only sale; inventory and equipment included; Diner has been operating successfully for the past seven years
