Seeley Lake Landmark
For Sale
Contact for pricing
116 Redwood Lane, Seeley Lake, MT 59868
Established restaurant on Montana Highway 83 near Glacier National Park.
Property Size2,068 SF
Price / SF$241.30
Days on Market664
Property Features for 116 Redwood Lane
General Information
Standard status
Active
Size
2,068 SF
Class
B
Property subtype
Mixed Use, Retail
Occupancy
100%
Building Details
Year Built
1999
Buildings
1
Stories
2
Units
1
Listing Agency:
Clearwater Montana Properties
(406) 677-3000
Listed By:
Dana Losee · License #RRE-RBS-LIC-90015
Source:
Crexi
Added: Oct 26, 2024
Changed: Aug 8
Last Checked: Aug 20 at 7:34AM
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
Investment Insights
Based on property information with market context.
This is an opportunity to own a landmark restaurant in Seeley Lake. The restaurant has been in operation for over 30 years, serving both tourists and locals. Situated on Montana Highway 83, it provides access to Glacier National Park, Bob Marshall Wilderness, Flathead Lake, and other destinations in Northwest Montana. The Seeley Lake-Swan Valley area is known for outdoor activities such as hiking, fishing, hunting, cross-country skiing, and snowmobiling. The property features an open floorplan, which may suit other business or commercial opportunities. It includes a drive-through window, a kitchen with a cook line and prep area, a dishwasher station, and two walk-in coolers. The existing restaurant currently serves breakfast and lunch, but there is potential to create a new vision for the space. The property size is 2,068 square feet.
Key Highlights
- Landmark restaurant location ("Pop's") with 30+ years of established business.
- Prime location on Montana Highway 83, a major tourist corridor to Glacier National Park, Bob Marshall Wilderness, and Flathead Lake.
- Located in Seeley Lake‑Swan Valley, a popular year‑round recreation destination.
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
$41,737
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
8.36%
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%
$834,740
$834.7K
Cap Rate 7%
$596,243
$596.2K
Cap Rate 9%
$463,744
$463.7K
Market Conditions
NOI Build-Up for 2,068 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
$57.1K $27.60/SF
− Vacancy
−$1.4K −$0.69/SF
EGI
$55.6K $26.91/SF
− OpEx
−$13.9K −$6.73/SF
NOI
$41.7K $20.18/SF
Area
Missoula County, MT
Vacancy
2.50%
Lease Rate
$27.60 /SF/Yr
Expense Ratio
25.00%
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%
$834,740
Cap Rate 7%
$596,243
Cap Rate 9%
$463,744
Alternative Uses
Best Use
Specialty Retail
$596.2K
$521.7K – $695.6K
NOI $41,737 @ 7.0% cap · market cap 8.36%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Demographics for 59868, MT
2,087
Population
1,652
Households
1.3
Avg Household Size
56
Median Age
24%
College-Educated
94%
High-School Grad
256.0 sq mi
ZIP Area
8
Density / Sq Mi
$48,409
Median Household Income
$33,650
Median Earnings
$1,028
Median Rent
$286,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established restaurant on Montana Highway 83 near Glacier National Park.
Where is this conventional restaurant located?
The property is located at 116 Redwood Lane Seeley Lake, MT.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Landmark restaurant location ("Pop's") with 30+ years of established business.; Prime location on Montana Highway 83, a major tourist corridor to Glacier National Park, Bob Marshall Wilderness, and Flathead Lake.; Located in Seeley Lake‑Swan Valley, a popular year‑round recreation destination.
