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 Market420
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: Aug 20
Last Checked: Aug 20 at 3:06PM
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 1982 light industrial manufacturing property comprises six units on 3.99 acres. Five tenants operate cannabis-related businesses, including three grow operations, an edible manufacturer, and a testing laboratory; the remaining occupant manufactures injection-molded plastics. The building is fully leased and uses wall-unit cooling.
Electrical infrastructure includes six separately metered 75kVA (480V 3PH) services. The property is served by a well and septic tank/private sewer. Land-use controls consist of US Highway 93 Scenic Corridor Zoning, with no other zoning regulations or applicable covenants identified. The property is located at 6065 - 6073 US Highway 93 N in Olney, Montana, within Flathead County.
Electrical infrastructure includes six separately metered 75kVA (480V 3PH) services. The property is served by a well and septic tank/private sewer. Land-use controls consist of US Highway 93 Scenic Corridor Zoning, with no other zoning regulations or applicable covenants identified. The property is located at 6065 - 6073 US Highway 93 N in Olney, Montana, within Flathead County.
Key Highlights
- Six‑unit light industrial manufacturing property on 3.99 acres
- Fully leased to five cannabis‑related businesses and one injection molding plastics manufacturer
- Tenant mix includes three grow operations, an edible manufacturer, and a testing laboratory
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
Property Profile
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
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - Fully leased light industrial building with separate electrical service for each unit and established industrial tenancy.
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: Six‑unit light industrial manufacturing property on 3.99 acres; Fully leased to five cannabis‑related businesses and one injection molding plastics manufacturer; Tenant mix includes three grow operations, an edible manufacturer, and a testing laboratory
