Self Storage and Retail
For Sale
Contact for pricing
7585 Us Highway 2 E, Columbia Falls, MT 59912
Income-producing storage facilities plus a retail/antique market building, supported by on-site residences and workshop space.
Property Size13,173 SF
Price / SF$199.27
Days on Market60
Property Features for 7585 Us Highway 2 E
General Information
Standard status
Active
Size
13,173 SF
Property subtype
Mixed Use
Building Details
Year Built
1985
Units
3
Listing Agency:
PureWest Real Estate - Bigfork
(406) 890-1223
Listed By:
Rebecca Gilliard · License #RRE-BRO-LIC-98750
Source:
Crexi
Added: Jun 13
Changed: Aug 8
Last Checked: Aug 11 at 6:37PM
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 - Bigfork
Investment Insights
Based on property information with market context.
This for-sale property combines income-producing self storage with on-site living and flexible commercial space across multiple buildings. A total of 60 storage units are distributed among two fully operational storage buildings. A third building is currently operating as an antique market with vendor booths, with the ability to convert back to storage units if desired; antique inventory is negotiable and may remain for continuity or be removed at the buyer’s request. The residential component includes a primary single-family home with 3 bedrooms, 2 bathrooms, and a loft sitting area, with a deck and forest views. Beneath the home is a full workshop suited to auto, hobby, or woodworking use. A duplex adds additional housing with two separate units: Unit 1 (4 beds, 2 baths) and Unit 2 (2 beds, 1 bath) plus expansive basement storage.
The property is located just east of Columbia Falls along the scenic route to Glacier National Park, in a high-visibility setting along a well-traveled route. It is described as zoned Scenic Corridor, and includes undeveloped land (approximately 3 acres) among mature pine trees.
For tenants, buyers, or operators, the mix of storage units, a vendor-based retail use, and multiple residences supports a live-and-work setup. The presence of undeveloped acreage and the stated zoning designation also provide room to evaluate expansion or alternative uses, subject to zoning requirements.
The property is located just east of Columbia Falls along the scenic route to Glacier National Park, in a high-visibility setting along a well-traveled route. It is described as zoned Scenic Corridor, and includes undeveloped land (approximately 3 acres) among mature pine trees.
For tenants, buyers, or operators, the mix of storage units, a vendor-based retail use, and multiple residences supports a live-and-work setup. The presence of undeveloped acreage and the stated zoning designation also provide room to evaluate expansion or alternative uses, subject to zoning requirements.
Key Highlights
- Nearly 5‑acre property east of Columbia Falls along the route to Glacier National Park, zoned Scenic Corridor
- Income‑producing storage: 60 storage units across multiple buildings, including two fully operational storage buildings
- Third building currently operates as an antique market with vendor booths and can be converted back to storage units; antique inventory is negotiable
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
$132,092
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
5.03%
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%
$2,641,840
$2.6M
Cap Rate 7%
$1,887,029
$1.9M
Cap Rate 9%
$1,467,689
$1.5M
Market Conditions
NOI Build-Up for 13,173 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
$197.6K $15.00/SF
− Vacancy
−$8.9K −$0.68/SF
EGI
$188.7K $14.33/SF
− OpEx
−$56.6K −$4.30/SF
NOI
$132.1K $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%
$2,641,840
Cap Rate 7%
$1,887,029
Cap Rate 9%
$1,467,689
Alternative Uses
Best Use
Multifamily LT 5
$1.89M
$1.65M – $2.20M
NOI $132,092 @ 7.0% cap · market cap 5.03%
Second Best
Self Storage
$1.80M
$1.58M – $2.10M
NOI $126,145 @ 7.0% cap · market cap 4.81%
Theoretical Best
Office A
$2.94M
$2.57M – $3.43M
NOI $205,878 @ 7.0% cap · market cap 7.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 59912, MT
15,395
Population
6,831
Households
2.3
Avg Household Size
43
Median Age
31%
College-Educated
93%
High-School Grad
188.9 sq mi
ZIP Area
81
Density / Sq Mi
$73,515
Median Household Income
$38,529
Median Earnings
$1,052
Median Rent
$438,000
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Income-producing storage facilities plus a retail/antique market building, supported by on-site residences and workshop space.
Where is this self storage facility located?
The property is located at 7585 Us Highway 2 E Columbia Falls, MT.
What is the asking price?
The asking price for this property is $2,625,000.
What are key features of this property?
This property features: Nearly 5‑acre property east of Columbia Falls along the route to Glacier National Park, zoned Scenic Corridor; Income‑producing storage: 60 storage units across multiple buildings, including two fully operational storage buildings; Third building currently operates as an antique market with vendor booths and can be converted back to storage units; antique inventory is negotiable
