Historic Farmstead with Multiple
For Sale
$1,299,000
Pending
1380 Lower Valley Road, Kalispell, MT 59901
Multi-home Montana farmstead with a historic farmhouse, modern main residence, self-contained apartment, and a six-car shop.
Property Size4,491 SF
Days on Market169
Property Features for 1380 Lower Valley Road
General Information
Standard status
Pending
Size
4,491 SF
Property subtype
Farm & Ranch
Zoning
Agricultural, SAG-5
Taxes and HOA fees
Annual Taxes
$1,789
Building Details
Building Size
4,491 SF
Year Built
1908
Stories
3
Listing Agency:
Windermere Real Estate Whitefish
(406) 499-8209
Listed By:
Ty Aric Heaton · License #RRE-RBS-LIC-80354
(406) 499-8209
Source:
Avatarrealtymt
Added: Mar 16
Changed: Aug 24
Last Checked: Aug 3 at 9:27AM
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 Windermere Real Estate Whitefish
Investment Insights
Based on property information with market context.
This Montana homestead includes two homes plus a self-contained upper-level apartment, along with a six-car shop and multiple farm outbuildings. The historic 1908 farmhouse features three bedrooms and one bathroom, with a Met-Tile roof and newly refinished original maple hardwood floors. A fully finished basement includes space that could serve as office or guest use and includes laundry and mechanicals with an exterior entrance.
The second residence was built in 2001 and offers three bedrooms and two bathrooms. The main home includes hickory kitchen cabinetry, a gas range, and an open floor plan with expansive windows. A fully finished basement provides an additional large bedroom with daylight windows, plus a second bathroom and laundry hook-ups. The upper-level apartment above the main home includes a compact kitchen with an induction cooktop, a 3/4 bathroom, and elevated valley and mountain views.
The property also features a six-car shop with 240v power, LED lighting, insulated doors, and a wood-burning stove with a two-speed fan, plus additional attic insulation. Outdoor improvements include an orchard with 11 trees (one cherry, two plum, two pear, and six apple) and mature raspberry bushes, along with a historic barn, pigeon coop, granary, and chicken coop in well-maintained condition.
The second residence was built in 2001 and offers three bedrooms and two bathrooms. The main home includes hickory kitchen cabinetry, a gas range, and an open floor plan with expansive windows. A fully finished basement provides an additional large bedroom with daylight windows, plus a second bathroom and laundry hook-ups. The upper-level apartment above the main home includes a compact kitchen with an induction cooktop, a 3/4 bathroom, and elevated valley and mountain views.
The property also features a six-car shop with 240v power, LED lighting, insulated doors, and a wood-burning stove with a two-speed fan, plus additional attic insulation. Outdoor improvements include an orchard with 11 trees (one cherry, two plum, two pear, and six apple) and mature raspberry bushes, along with a historic barn, pigeon coop, granary, and chicken coop in well-maintained condition.
Key Highlights
- 1908 historic 3‑bedroom, 1‑bath farmhouse with Met‑Tile roof, triple‑strength windows, and newly refinished original maple hardwood floors
- 2001 main home with 3 bedrooms and 2 bathrooms, hickory cabinets, gas range, and expansive windows with Swan Range views
- Self‑contained upper‑level apartment above the main home with compact kitchen, 3/4 bath, valley/mountain views, and Stiebel Eltron wall heaters
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
$45,034
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
3.47%
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%
$900,680
$900.7K
Cap Rate 7%
$643,343
$643.3K
Cap Rate 9%
$500,378
$500.4K
Market Conditions
NOI Build-Up for 4,491 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
$67.4K $15.00/SF
− Vacancy
−$3.0K −$0.68/SF
EGI
$64.3K $14.33/SF
− OpEx
−$19.3K −$4.30/SF
NOI
$45.0K $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%
$900,680
Cap Rate 7%
$643,343
Cap Rate 9%
$500,378
Alternative Uses
Best Use
Multifamily LT 5
$643.3K
$562.9K – $750.6K
NOI $45,034 @ 7.0% cap · market cap 3.47%
Second Best
Apartment 5plus
$598.8K
$524.0K – $698.6K
NOI $41,916 @ 7.0% cap · market cap 3.23%
Theoretical Best
Office A
$1.00M
$877.4K – $1.17M
NOI $70,189 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 59901, MT
57,900
Population
25,154
Households
2.3
Avg Household Size
40
Median Age
33%
College-Educated
96%
High-School Grad
468.8 sq mi
ZIP Area
124
Density / Sq Mi
$70,391
Median Household Income
$38,073
Median Earnings
$1,052
Median Rent
$417,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Farm - Multi-home Montana farmstead with a historic farmhouse, modern main residence, self-contained apartment, and a six-car shop.
Where is this farm located?
The property is located at 1380 Lower Valley Road Kalispell, MT.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: 1908 historic 3‑bedroom, 1‑bath farmhouse with Met‑Tile roof, triple‑strength windows, and newly refinished original maple hardwood floors; 2001 main home with 3 bedrooms and 2 bathrooms, hickory cabinets, gas range, and expansive windows with Swan Range views; Self‑contained upper‑level apartment above the main home with compact kitchen, 3/4 bath, valley/mountain views, and Stiebel Eltron wall heaters
