Medical Office Building with
For Sale
$4,700,000
711 13th St E, Whitefish, MT 59937
Two-level facility with dedicated parking and adaptable clinical, administrative, and training spaces.
Property Size17,750 SF
Price / SF$264.79
Days on Market8
Property Features for 711 13th St E
General Information
Standard status
Active
Size
17,750 SF
Building Details
Year Built
1989
Buildings
1
Stories
2
Listing Agency:
PureWest Real Estate - Kal/Commercial
(406) 212-0112
Listed By:
David Girardot · License #RRE-BRO-LIC-12946
Source:
Performance-realestate
Added: Aug 22
Changed: Aug 28
Last Checked: Aug 28 at 12:40PM
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 PureWest Real Estate - Kal/Commercial
Investment Insights
Based on property information with market context.
This two-story medical office property combines established clinical infrastructure with general office space. The 11,758-square-foot main level includes a physical therapy and rehabilitation suite on the east side, while the west side contains exam rooms, offices, a surgical suite, laboratory, nursing areas, radiology room, treatment room, multiple reception points, and a substantial waiting area. The east suite may also accommodate meeting, training, or gym use.
The 5,991-square-foot second floor adds general office and medical office areas, including exam rooms, a conference room, nurses station, reception area, procedure room, and laundry facility. Dedicated parking is available in the north lot and in the parking area behind the building to the south. Constructed in 1989, the property is located at 711 13th St E in Whitefish, Montana.
The 5,991-square-foot second floor adds general office and medical office areas, including exam rooms, a conference room, nurses station, reception area, procedure room, and laundry facility. Dedicated parking is available in the north lot and in the parking area behind the building to the south. Constructed in 1989, the property is located at 711 13th St E in Whitefish, Montana.
Key Highlights
- 11,758 SF main floor with separate east and west suites
- 5,991 SF second story combining general and medical office areas
- West suite includes exam rooms, surgical suite, lab, radiology, and treatment room
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
$223,426
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
4.75%
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%
$4,468,520
$4.5M
Cap Rate 7%
$3,191,800
$3.2M
Cap Rate 9%
$2,482,511
$2.5M
Market Conditions
NOI Build-Up for 17,750 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
$394.1K $22.20/SF
− Vacancy
−$21.7K −$1.22/SF
EGI
$372.4K $20.98/SF
− OpEx
−$149.0K −$8.39/SF
NOI
$223.4K $12.59/SF
Area
Flathead County, MT
Vacancy
5.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
40.00%
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%
$4,468,520
Cap Rate 7%
$3,191,800
Cap Rate 9%
$2,482,511
Alternative Uses
Best Use
Healthcare Medical
$3.19M
$2.79M – $3.72M
NOI $223,426 @ 7.0% cap · market cap 4.75%
Second Best
Office B
$3.01M
$2.63M – $3.51M
NOI $210,471 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$3.96M
$3.47M – $4.62M
NOI $277,411 @ 7.0% cap · market cap 5.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
641
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59937, MT
14,354
Population
8,744
Households
1.6
Avg Household Size
45
Median Age
51%
College-Educated
97%
High-School Grad
310.5 sq mi
ZIP Area
46
Density / Sq Mi
$75,512
Median Household Income
$43,105
Median Earnings
$1,335
Median Rent
$654,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Two-level facility with dedicated parking and adaptable clinical, administrative, and training spaces.
Where is this medical office space located?
The property is located at 711 13th St E Whitefish, MT.
What is the asking price?
The asking price for this property is $4,700,000.
What are key features of this property?
This property features: 11,758 SF main floor with separate east and west suites; 5,991 SF second story combining general and medical office areas; West suite includes exam rooms, surgical suite, lab, radiology, and treatment room
