Highway Frontage Mixed-Use
For Sale
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8786 Us Highway 2 E, Hungry Horse, MT 59919
Mixed-use property with high visibility frontage near Glacier National Park.
Property Size4,000 SF
Price / SF$124.98
Days on Market738
Property Features for 8786 Us Highway 2 E
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Mixed Use
Zoning
SC
Building Details
Year Built
1965
Listing Agency:
Keller Williams Realty Northwest Montana
Listed By:
Jamie Foster · License #RRE-RBS-LIC-53954
Source:
Crexi
Added: Aug 3, 2024
Changed: Aug 9
Last Checked: Aug 9 at 8:54PM
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 Keller Williams Realty Northwest Montana
Investment Insights
Based on property information with market context.
This mixed-use property features 120 feet of high-visibility frontage on US Highway 2. The property offers approximately 4000 square feet of space. Located near Glacier National Park and Hungry Horse Reservoir, the property is situated in a vibrant tourist destination. The layout allows for both residential and commercial uses, offering the potential for a small business, a residence with on-site living, or a rental property.
Key Highlights
- Prime location with 120 feet of high‑visibility frontage on US Hwy 2
- Close proximity to Glacier National Park and Hungry Horse Reservoir
- Nearly 4000 square feet of spacious interior**
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
$28,200
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
5.64%
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%
$564,000
$564.0K
Cap Rate 7%
$402,857
$402.9K
Cap Rate 9%
$313,333
$313.3K
Market Conditions
NOI Build-Up for 4,000 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
$48.0K $12.00/SF
− Vacancy
−$2.9K −$0.72/SF
EGI
$45.1K $11.28/SF
− OpEx
−$16.9K −$4.23/SF
NOI
$28.2K $7.05/SF
Area
Flathead County, MT
Vacancy
6.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$564,000
Cap Rate 7%
$402,857
Cap Rate 9%
$313,333
Alternative Uses
Best Use
Mixed Use
$402.9K
$352.5K – $470.0K
NOI $28,200 @ 7.0% cap · market cap 5.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$893.1K
$781.4K – $1.04M
NOI $62,515 @ 7.0% cap · market cap 12.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
83
Businesses Nearby
Explore this area
Business Placement
Demographics for 59919, MT
828
Population
524
Households
1.6
Avg Household Size
46
Median Age
26%
College-Educated
90%
High-School Grad
2.3 sq mi
ZIP Area
360
Density / Sq Mi
$47,188
Median Earnings
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with high visibility frontage near Glacier National Park.
Where is this mixed-use property located?
The property is located at 8786 Us Highway 2 E Hungry Horse, MT.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Prime location with **120 feet of high‑visibility frontage on US Hwy 2**; Close proximity to Glacier National Park and Hungry Horse Reservoir; Nearly 4000 square feet of spacious interior**
