Six-Unit Manufacturing
For Sale
$1,750,000
6065 - 6073 US Highway 93 N, Olney, MT 59927
CommercialSale, Olney, MT
Property Size18,000 SF
Lot Size3.99 Acres
Price / SF$97.22
Days on Market466
Property Features for 6065 - 6073 US Highway 93 N
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Scenic Corridor
Lot features
Level
Elementary school district
District No. 44
Middle school district
District No. 44
High school district
District No. 44
Directions
From Whitefish: 13 miles along US 93 North. Located on the west side of Highway 93 and just before the County Green Box site on the opposite side of the Highway.
Standard status
Active
APN
07440234301010000
Lot size
3.99 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 2 Logan Heights, S34, T32 N, R23 W
Tax Annual Amount
10278
Legal Description
Lot 2 Logan Heights, S34, T32 N, R23 W
Utilities
Sewer type
Septic Tank, Private Sewer
Cooling system
Wall Unit(s)
Water source
Well
Building Details
Year built
1982
Number of units
6
Building materials
MetalSiding, WoodFrame
Listing Agency:
PureWest Real Estate - Whitefish
(406) 862-4900
Listed By:
David Oberlitner · License #RRE-RBS-LIC-14479
(406) 212-1007
Added: Jun 27, 2025
Changed: Oct 3
Last Checked: Oct 5 at 4:06AM
MLS# 30052855
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.
Investment Insights
Based on property information with market context.
This fully leased manufacturing property comprises six units within an 18,000-square-foot light industrial building constructed in 1982. Five occupants operate cannabis-related businesses, including three cultivation operations, an edible-product manufacturer, and a testing laboratory. The remaining unit is used by an injection molding plastics manufacturer.
Electrical service is configured for separate metering, with each unit receiving 75kVA, 480V, three-phase power. The property covers 3.99 acres and includes metal siding and wood-frame construction, wall-unit cooling, well water, and septic and private sewer systems. Land-use controls are limited to US Highway 93 Scenic Corridor Zoning, with no applicable covenants or other zoning regulations identified.
Electrical service is configured for separate metering, with each unit receiving 75kVA, 480V, three-phase power. The property covers 3.99 acres and includes metal siding and wood-frame construction, wall-unit cooling, well water, and septic and private sewer systems. Land-use controls are limited to US Highway 93 Scenic Corridor Zoning, with no applicable covenants or other zoning regulations identified.
Key Highlights
- Fully leased six‑unit manufacturing property
- 18,000‑square‑foot light industrial building on 3.99 acres
- Five cannabis‑related occupants and one injection molding plastics manufacturer
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
$108,297
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
6.19%
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%
$2,165,940
$2.2M
Cap Rate 7%
$1,547,100
$1.5M
Cap Rate 9%
$1,203,300
$1.2M
Market Conditions
NOI Build-Up for 18,000 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
$162.0K $9.00/SF
− Vacancy
−$7.3K −$0.41/SF
EGI
$154.7K $8.59/SF
− OpEx
−$46.4K −$2.58/SF
NOI
$108.3K $6.02/SF
Area
Flathead County, MT
Vacancy
4.50%
Lease Rate
$9.00 /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%
$2,165,940
Cap Rate 7%
$1,547,100
Cap Rate 9%
$1,203,300
Alternative Uses
Best Use
Industrial
$1.55M
$1.35M – $1.80M
NOI $108,297 @ 7.0% cap · market cap 6.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.02M
$3.52M – $4.69M
NOI $281,318 @ 7.0% cap · market cap 16.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 59927, MT
413
Population
180
Households
2.3
Avg Household Size
51
Median Age
43%
College-Educated
100%
High-School Grad
194.2 sq mi
ZIP Area
2
Density / Sq Mi
$58,750
Median Household Income
$33,611
Median Earnings
$528,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Fully leased manufacturing property with separately metered power serving each unit.
Where is this manufacturing property located?
The property is located at 6065 - 6073 US Highway 93 N Olney, MT.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Fully leased six‑unit manufacturing property; 18,000‑square‑foot light industrial building on 3.99 acres; Five cannabis‑related occupants and one injection molding plastics manufacturer
