Mixed-Use Building with Lake
For Sale
$1,999,000
425 Grand, Bigfork, MT 59911
Multi-use property combines apartments, kitchen, and office/retail space with water views.
Property Size6,142 SF
Price / SF$325.46
Days on Market37
Property Features for 425 Grand
General Information
Standard status
Active
Size
6,142 SF
Property subtype
Commercial
Additional Details
Office Units
2
Taxes and HOA fees
Annual Taxes
$10,543
Amenities
Garage: Additional Parking,Assigned
Additional Parking,Assigned
Building Details
Year Built
1961
Listing Agency:
Berkshire Hathaway HomeServices - Bigfork
(406) 212-6237
Listed By:
Kristen Broughton · License #RRE-BRO-LIC-41506
Source:
Clearwaterproperties
Added: Jul 25
Changed: Aug 29
Last Checked: Aug 28 at 1:18PM
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 Berkshire Hathaway HomeServices - Bigfork
Investment Insights
Based on property information with market context.
This 6,142-square-foot mixed-use building, constructed in 1961, includes six distinct rental units: three one-bedroom apartments, a commercial kitchen, and two office or retail spaces. The property also provides approximately 3,000 square feet of decks and patio areas, along with private parking. The three apartments are fully permitted and licensed for nightly rentals.
Located at the northeast corner of Flathead Lake in Bigfork Village, the property sits beside Bigfork Bay and offers water views from the building and outdoor areas. A public parking lot is adjacent to the property. Restaurants, boutiques, art galleries, and the Bigfork Playhouse Theater are within walking distance, while Eagle Bend Golf Community and Glacier National Park are nearby.
Located at the northeast corner of Flathead Lake in Bigfork Village, the property sits beside Bigfork Bay and offers water views from the building and outdoor areas. A public parking lot is adjacent to the property. Restaurants, boutiques, art galleries, and the Bigfork Playhouse Theater are within walking distance, while Eagle Bend Golf Community and Glacier National Park are nearby.
Key Highlights
- 6,142‑square‑foot mixed‑use building constructed in 1961
- Six rental units include three one‑bedroom apartments, a commercial kitchen, and two office or retail spaces
- Three apartments are fully permitted and licensed for nightly rentals
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
$87,127
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
4.36%
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%
$1,742,540
$1.7M
Cap Rate 7%
$1,244,671
$1.2M
Cap Rate 9%
$968,078
$968.1K
Market Conditions
NOI Build-Up for 6,142 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
$129.0K $21.00/SF
− Vacancy
−$4.5K −$0.74/SF
EGI
$124.5K $20.27/SF
− OpEx
−$37.3K −$6.08/SF
NOI
$87.1K $14.19/SF
Area
Flathead County, MT
Vacancy
3.50%
Lease Rate
$21.00 /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%
$1,742,540
Cap Rate 7%
$1,244,671
Cap Rate 9%
$968,078
Alternative Uses
Best Use
Retail
$1.24M
$1.09M – $1.45M
NOI $87,127 @ 7.0% cap · market cap 4.36%
Second Best
Office B
$1.04M
$910.4K – $1.21M
NOI $72,829 @ 7.0% cap · market cap 3.64%
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $95,992 @ 7.0% cap · market cap 4.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
455
Businesses Nearby
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-use property combines apartments, kitchen, and office/retail space with water views.
Where is this mixed-use property located?
The property is located at 425 Grand Bigfork, MT.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: 6,142‑square‑foot mixed‑use building constructed in 1961; Six rental units include three one‑bedroom apartments, a commercial kitchen, and two office or retail spaces; Three apartments are fully permitted and licensed for nightly rentals
