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    Cardwell Ranch Multifamily Investment Opportunity Title is generated by Realmo AI

    54 State HWY 359, Cardwell, MT 59721

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    For Sale
    $375,000

    MULTI_FAMILY - Ranch - Cardwell, MT

    Type:Single Family Residence
    Lot size:
    1.01 Acres
    Added:
    Jan 2, 2026
    Days on Market:
    126
    Last Refresh:
    May 8 at 7:06 pm

    Property Features for 54 State HWY 359

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Single Family Residence
    Rooms
    Laundry Room
    Parking features
    Driveway, Garage, Open
    Accessibility
    Accessible Approach with Ramp
    Appliances
    Dryer, Dishwasher, Range, Refrigerator, Washer
    Standard status
    Active
    APN
    51100003401190000
    Lot size
    1.01 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    S03, T01 N, R03 W, ACRES 1.01, M&B TRACT PER BK.103-PG.71, IN SE4SE4
    Tax Annual Amount
    1367

    Utilities

    Sewer type
    Septic Tank, Private Sewer
    Heating system
    Pellet Stove, Forced Air
    Water source
    Well

    Building Details

    Year built
    1910
    Floors in Building
    1
    Number of units
    2
    Building materials
    WoodSiding
    Roof type
    Metal
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Christie Whitman

    Listing agent Christie Whitman License #RRE-RBS-LIC-80117

    Listing office Century 21 Heritage Realty - Helena 1221 Echelon Pl Suite C, Helena, MT

    Listing date Jan 2, 2026

    MLS# 30062284 Listing URL

    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.

    HighLights

    • Two units: one vacant, one with tenant, offering immediate income potential and flexibility.
    • Completely remodeled main level (2018) with updated flooring and modern appliances.
    • Upper unit features newer appliances and a large deck with mountain views.
    • Detached two‑car garage and a separate 20x22 shop.
    • Efficient pellet stove heating for both units.
    • Convenient location near Butte and Bozeman along I‑90.

    Overview

    This property presents an investment opportunity in Cardwell, Montana, conveniently located near Butte and less than an hour from Bozeman along I-90. The property includes two units: one vacant and one occupied by a month-to-month tenant. The upper level features newer appliances, while the main level unit was remodeled in 2018 with updated flooring and modern appliances. The upper unit also includes a large deck with views of the Tobacco Root Mountains towards Butte and Pipestone. Both units have separate electric meters, with a third meter for the shared well. The owner bills neighboring properties for their share of the electricity used for the well. A large pellet stove heats both units. There is also a common area with an additional bathroom. The property includes a detached two-car garage with an opener, as well as a 20x22 shop. The landscape features fruit trees and perennial plants. The lot size is 1.01 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Map

    City
    Cardwell
    County
    Jefferson
    State
    Montana
    Longitude
    -111.9529359
    Latitude
    45.8608193

    FAQs

    What type of property is this?
    Duplex - Two-unit property with mountain views and detached garage/shop.
    Where is this duplex located?
    The property is located at 54 State HWY 359 Cardwell, MT.
    What is the asking price?
    The asking price for this property is $375,000.
    What are key features of this property?
    This property features: Two units: one vacant, one with tenant, offering immediate income potential and flexibility.; Completely remodeled main level (2018) with updated flooring and modern appliances.; Upper unit features newer appliances and a **large deck with mountain views**.
    (406) 860-9011
    We can help!
    Listing Contact
    Christie Whitman
    Real Estate License ID: RRE-RBS-LIC-80117
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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