Fenced-Yard Flex
For Sale
$559,000
980 Pine Drive, Seeley Lake, MT 59868
Land, Seeley Lake, MT
Property Size2,000 SF
Lot Size1.10 Acres
Price / SF$279.50
Days on Market50
Property Features for 980 Pine Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
From Hwy 83, turn onto School Lane, follow to Pine Dr, take left onto Pine and follow to property on right.
Standard status
Active
APN
04254003303070000
Lot size
1.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SEELEY LAKE HOMESITES # 04, S03, T16 N, R15 W, BLOCK 5, Lot 6 and SEELEY LAKE HOMESITES # 04, S03, T16 N, R15 W, BLOCK 5, Lot 5
Tax Annual Amount
1756
Legal Description
SEELEY LAKE HOMESITES # 04, S03, T16 N, R15 W, BLOCK 5, Lot 6 and SEELEY LAKE HOMESITES # 04, S03, T16 N, R15 W, BLOCK 5, Lot 5
Utilities
Sewer type
Septic Tank, Private Sewer
Water source
Well
Building Details
Additional Structures
Workshop
Listing Agency:
Clearwater Montana Properties - Seeley Lake
(406) 677-3000
Listed By:
Kyle Huestis · License #RRE-BRO-LIC-98482
(406) 781-9408
Added: Jul 2
Changed: Aug 20
Last Checked: Aug 20 at 10:06PM
MLS# 30074191
Copyright © 2026 Montana Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This Seeley Lake flex-space property includes a 40-by-50-foot shop on one of two separate parcels. The shop parcel measures .55 acres and includes a well, septic system, and chain-link fencing around the yard. The adjoining .55-acre parcel, identified as lot 5, has utilities available at the lot line and adds outdoor storage or expansion area to the overall property.
Located at 980 Pine Drive in Seeley Lake, Montana, the property is near public lake access and is included in the Seeley Lake sewer plan for future development. The two-lot configuration provides enclosed commercial space together with a separately defined adjoining parcel.
Located at 980 Pine Drive in Seeley Lake, Montana, the property is near public lake access and is included in the Seeley Lake sewer plan for future development. The two-lot configuration provides enclosed commercial space together with a separately defined adjoining parcel.
Key Highlights
- 40' x 50' shop on a .55‑acre parcel
- Adjoining lot 5 adds a second .55‑acre parcel
- Chain‑link fenced yard provides outdoor storage area
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
$24,710
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
4.42%
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%
$494,200
$494.2K
Cap Rate 7%
$353,000
$353.0K
Cap Rate 9%
$274,556
$274.6K
Market Conditions
NOI Build-Up for 2,000 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
$43.2K $21.60/SF
− Vacancy
−$5.2K −$2.59/SF
EGI
$38.0K $19.01/SF
− OpEx
−$13.3K −$6.65/SF
NOI
$24.7K $12.36/SF
Area
Missoula County, MT
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$494,200
Cap Rate 7%
$353,000
Cap Rate 9%
$274,556
Alternative Uses
Best Use
Flex RnD
$353.0K
$308.9K – $411.8K
NOI $24,710 @ 7.0% cap · market cap 4.42%
Second Best
Industrial
$207.6K
$181.6K – $242.2K
NOI $14,529 @ 7.0% cap · market cap 2.60%
Theoretical Best
Specialty Retail
$576.6K
$504.6K – $672.8K
NOI $40,365 @ 7.0% cap · market cap 7.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
143
Businesses Nearby
Explore this area
Business Placement
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 Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - The property combines enclosed shop space, a chain-link yard, and a second parcel with utilities at the lot line.
Where is this flex space located?
The property is located at 980 Pine Drive Seeley Lake, MT.
What is the asking price?
The asking price for this property is $559,000.
What are key features of this property?
This property features: 40' x 50' shop on a .55‑acre parcel; Adjoining lot 5 adds a second .55‑acre parcel; Chain‑link fenced yard provides outdoor storage area
