Quick-Lube Auto
New
For Sale
$299,000
8539 MT Hwy 35, Bigfork, MT 59911
Established automotive service business with additional parking and a location near Bigfork’s village core.
Property Size1,774 SF
Price / SF$168.55
Days on Market2
Property Features for 8539 MT Hwy 35
General Information
Standard status
Active
Size
1,774 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Highway Access
Yes
Amenities
Garage: Additional Parking
Additional Parking
Building Details
Year Built
1987
Listing Agency:
Clearwater Montana Properties - Bigfork
Listed By:
Patrick Pacheco · License #RRE-BRO-LIC-53037
(406) 459-3088
Source:
Clearwaterproperties
Added: Sep 5
Last Checked: Sep 5 at 3:42PM
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 Clearwater Montana Properties - Bigfork
Investment Insights
Based on property information with market context.
This automotive service property includes a 1,774-square-foot facility built in 1987 and is operated as a quick-lube business. The operation has been established since 2000 and provides full-service oil changes using name-brand oils and products. Additional parking is included with the property.
The site is located at 8539 MT Hwy 35 in Bigfork, just off Highway 35 and north of the MT Highway 209 junction. It is also within walking distance of Bigfork’s village core, providing a setting suited to an established vehicle-maintenance operation.
The site is located at 8539 MT Hwy 35 in Bigfork, just off Highway 35 and north of the MT Highway 209 junction. It is also within walking distance of Bigfork’s village core, providing a setting suited to an established vehicle-maintenance operation.
Key Highlights
- 1,774‑square‑foot automotive service facility
- Quick‑lube business established in 2000
- Built in 1987
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
$25,165
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
8.42%
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%
$503,300
$503.3K
Cap Rate 7%
$359,500
$359.5K
Cap Rate 9%
$279,611
$279.6K
Market Conditions
NOI Build-Up for 1,774 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
$37.3K $21.00/SF
− Vacancy
−$1.3K −$0.74/SF
EGI
$36.0K $20.27/SF
− OpEx
−$10.8K −$6.08/SF
NOI
$25.2K $14.19/SF
Area
Flathead County, MT
Vacancy
3.50%
Lease Rate
$21.00 /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%
$503,300
Cap Rate 7%
$359,500
Cap Rate 9%
$279,611
Alternative Uses
Best Use
Retail
$359.5K
$314.6K – $419.4K
NOI $25,165 @ 7.0% cap · market cap 8.42%
Second Best
Industrial
$152.5K
$133.4K – $177.9K
NOI $10,673 @ 7.0% cap · market cap 3.57%
Theoretical Best
Office A
$396.1K
$346.6K – $462.1K
NOI $27,725 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
352
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59911, MT
8,722
Population
5,707
Households
1.5
Avg Household Size
55
Median Age
50%
College-Educated
98%
High-School Grad
491.7 sq mi
ZIP Area
18
Density / Sq Mi
$81,846
Median Household Income
$37,500
Median Earnings
$1,158
Median Rent
$608,000
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Automotive Specialist — 8550 Montana Hwy 35, Bigfork, MT 59911
- Bigfork Quicklube — 8539 Montana Hwy 35, Bigfork, MT 59911
Frequently Asked Questions
What type of property is this?
Auto shop - Established automotive service business with additional parking and a location near Bigfork’s village core.
Where is this auto shop located?
The property is located at 8539 MT Hwy 35 Bigfork, MT.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 1,774‑square‑foot automotive service facility; Quick‑lube business established in 2000; Built in 1987
