Casino with Lodge
New
For Sale
$3,600,000
5 Swan Way, Bigfork, MT 59911
Established hospitality property combining casino, restaurant, saloon, lodging, and outdoor gathering space under multiple operating licenses.
Property Size12,236 SF
Days on Market6
Property Features for 5 Swan Way
General Information
Standard status
Active
Size
12,236 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$25,921
Building Details
Building Size
12,236 SF
Year Built
2005
Listing Agency:
America's 1st Choice Realty, LLC
(406) 212-8566
Listed By:
Brittany Buckallew · License #RRE-RBS-LIC-53146
(406) 212-8566
Source:
Missionvalleyproperties
Added: Aug 5
Changed: Aug 6
Last Checked: Aug 9 at 1:27PM
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.
The Buffalo Saloon, Casino, Grill & Lodge is a 12,236-square-foot hospitality property on 1.46 acres, built in 2005. The upper level provides more than 6,300 square feet for saloon, casino, and restaurant operations, complemented by a recently updated rear patio. The lower level contains 9 lodge rooms along with a library, laundry area, utility space, and enclosed beer cooler.
The property is positioned directly across from the Bigfork Rodeo grounds and just outside Bigfork. Existing operating credentials include a Full Liquor License, Casino License, Sports Betting License, Catering Endorsement, and Non-Continuous Storage Endorsement. The combined entertainment, dining, gaming, and lodging configuration creates a substantial hospitality footprint within one property.
The property is positioned directly across from the Bigfork Rodeo grounds and just outside Bigfork. Existing operating credentials include a Full Liquor License, Casino License, Sports Betting License, Catering Endorsement, and Non-Continuous Storage Endorsement. The combined entertainment, dining, gaming, and lodging configuration creates a substantial hospitality footprint within one property.
Key Highlights
- 12,236 SF hospitality property on 1.46 acres
- More than 6,300 SF of upper‑level saloon, casino, and restaurant space
- 9 lodge rooms with library, laundry, utility area, and enclosed beer cooler
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
$168,776
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
4.69%
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%
$3,375,520
$3.4M
Cap Rate 7%
$2,411,086
$2.4M
Cap Rate 9%
$1,875,289
$1.9M
Market Conditions
NOI Build-Up for 12,236 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
$232.0K $18.96/SF
− Vacancy
−$7.0K −$0.57/SF
EGI
$225.0K $18.39/SF
− OpEx
−$56.3K −$4.60/SF
NOI
$168.8K $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%
$3,375,520
Cap Rate 7%
$2,411,086
Cap Rate 9%
$1,875,289
Alternative Uses
Best Use
Specialty Retail
$2.41M
$2.11M – $2.81M
NOI $168,776 @ 7.0% cap · market cap 4.69%
Second Best
Hotel Hospitality
$1.32M
$1.15M – $1.53M
NOI $92,064 @ 7.0% cap · market cap 2.56%
Theoretical Best
Office A
$2.73M
$2.39M – $3.19M
NOI $191,234 @ 7.0% cap · market cap 5.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
79
Businesses Nearby
9k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Cenex
Shops & Services
7,682 visits/mo
0.2 miles
Napa Auto Parts
Shops & Services
1,649 visits/mo
0.2 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Casino - Established hospitality property combining casino, restaurant, saloon, lodging, and outdoor gathering space under multiple operating licenses.
Where is this casino located?
The property is located at 5 Swan Way Bigfork, MT.
What is the asking price?
The asking price for this property is $3,600,000.
What are key features of this property?
This property features: 12,236 SF hospitality property on 1.46 acres; More than 6,300 SF of upper‑level saloon, casino, and restaurant space; 9 lodge rooms with library, laundry, utility area, and enclosed beer cooler
