Building Details

Year Built 1986

Listing Agency: ADT Realty

Listed By: Tiffany Suhr · License #30043518 Show Phone

Source: Clearwaterproperties

Added: Jul 4 Changed: Sep 6 Last Checked: Sep 7 at 7:53AM

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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 ADT Realty

Investment Insights

Based on property information with market context.

This property features two complete homes under one roof, designed as independent living levels. Each level includes a kitchen, living area, bedrooms, bathrooms, laundry, and a separate entrance, offering flexible configuration for rental income, guest accommodations, or extended family use. Outdoors, the 30+ acre setting includes wooded acreage and space for recreation, with multiple fire pit areas and room to expand. Recent exterior improvements include fresh paint and newly stained decks, and the property also includes RV hookups with 30- and 50-amp service.

The home is located just minutes from Kalispell, surrounded by Montana’s natural beauty.

For buyers seeking a versatile residential income setup with distinct access to two living areas, this duplex-style property combines private acreage with two self-contained homes.

Key Highlights

• Two complete, fully functional living levels under one roof, each with its own kitchen, living areas, bedrooms, bathrooms, laundry, and separate entrance
• Nearly 3,400 SF of living space under one roof on 30+ acres with wooded acreage and multiple recreation areas
• RV hookups with 30‑amp and 50‑amp service plus multiple fire pit areas for outdoor use

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

$33,853

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

4.23%

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%

$677,060 $677.1K

Cap Rate 7%

$483,614 $483.6K

Cap Rate 9%

$376,144 $376.1K

Market Conditions

NOI Build-Up for 3,376 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

$50.6K $15.00/SF

− Vacancy

−$2.3K −$0.68/SF

EGI

$48.4K $14.33/SF

− OpEx

−$14.5K −$4.30/SF

NOI

$33.9K $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%

$677,060

Cap Rate 7%

$483,614

Cap Rate 9%

$376,144

Alternative Uses

Best Use

Multifamily LT 5

$483.6K

$423.2K – $564.2K (±1% cap)

NOI $33,853 @ 7.0% cap · market cap 4.23%

Second Best

Apartment 5plus

$450.1K

$393.9K – $525.2K (±1% cap)

NOI $31,509 @ 7.0% cap · market cap 3.94%

Theoretical Best

Office A

$753.8K

$659.5K – $879.4K (±1% cap)

NOI $52,763 @ 7.0% cap · market cap 6.60%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Location Intelligence

Trade Area within ½ mile

1

Businesses Nearby

Explore this area Business Placement

Demographics for 59920, MT

1,880

Population

687

Households

2.7

Avg Household Size

47

Median Age

32%

College-Educated

95%

High-School Grad

185.9 sq mi

ZIP Area

10

Density / Sq Mi

$83,300

Median Household Income

$40,471

Median Earnings

$914

Median Rent

$668,600

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Duplex - Two fully functional living levels under one roof, each with its own kitchen, laundry, and separate entrance on 30+ acres.

Where is this duplex located?

The property is located at 55 Keenans Kila, MT.

What is the asking price?

The asking price for this property is $800,000.

What are key features of this property?

This property features: Two complete, fully functional living levels under one roof, each with its own kitchen, living areas, bedrooms, bathrooms, laundry, and separate entrance; Nearly 3,400 SF of living space under one roof on 30+ acres with wooded acreage and multiple recreation areas; RV hookups with 30‑amp and 50‑amp service plus multiple fire pit areas for outdoor use