Boat Storage Facility with River
For Sale
$2,150,000
NHN Riverside Lane, Bigfork, MT 59911
Land, Bigfork, MT
Property Size23,790 SF
Lot Size3.45 Acres
Price / SF$90.37
Days on Market52
Property Features for NHN Riverside Lane
General Information
Property type
Land
Property subtype
Other
Subdivision
Riverside Estates
View
Valley, Mountains
Directions
Hwy 35 to Riverside Road to Riverside Line to sign.
Standard status
Active
APN
07396733101600000
Lot size
3.45 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Subject to final plat: Located Gov't Lot 5 of Section 33, of Township 28 North, Range 20 West, P.M.M Flathead County Montana Consisting of Lot 2 (1.276) Lot 3 (2.173 ac) *Final legal description to be verified upon final plat approval.
Tax Annual Amount
13826
HOA Fee
$2,000 Annually
Legal Description
Subject to final plat: Located Gov't Lot 5 of Section 33, of Township 28 North, Range 20 West, P.M.M Flathead County Montana Consisting of Lot 2 (1.276) Lot 3 (2.173 ac) *Final legal description to be verified upon final plat approval.
Utilities
Water front features
River Front, Navigable Water
Listing Agency:
Flathead Valley Brokers
(406) 752-8883
Listed By:
Linda Pistorese · License #RRE-BRO-LIC-13239
(406) 752-8883
Added: Jun 30
Changed: Aug 20
Last Checked: Aug 20 at 9:06PM
MLS# 30073955
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 self-storage property combines an operating boat-storage business with a separate buildable lot. Lot 3 contains two steel dry-storage buildings totaling 23,790 square feet, each with dirt floors, and the business has maintained more than 95% occupancy for over 30 years. Existing boat-storage leases will remain in place at closing, subject to tenant rights. The buildings are designated for boat storage, RV storage, or personal use under the recorded covenants.
Lot 2 measures 1.276 acres and has preliminary approval for a private well and a 3-bedroom septic system, subject to final plat approval. The property also includes community use of a boat ramp and 16' of shared Flathead River access. Located 5 miles north of Bigfork and 8 miles southeast of Kalispell, the offering includes protective covenants and an easement at the southeast corner of Lot 2.
Lot 2 measures 1.276 acres and has preliminary approval for a private well and a 3-bedroom septic system, subject to final plat approval. The property also includes community use of a boat ramp and 16' of shared Flathead River access. Located 5 miles north of Bigfork and 8 miles southeast of Kalispell, the offering includes protective covenants and an easement at the southeast corner of Lot 2.
Key Highlights
- Two steel dry‑storage buildings totaling 23,790 square feet
- Boat‑storage operation with more than 95% occupancy for over 30 years
- Existing boat‑storage leases remain in place, subject to tenant rights
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
$173,804
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
8.08%
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%
$3,476,080
$3.5M
Cap Rate 7%
$2,482,914
$2.5M
Cap Rate 9%
$1,931,156
$1.9M
Market Conditions
NOI Build-Up for 23,790 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
$214.1K $9.00/SF
− Vacancy
−$9.6K −$0.41/SF
EGI
$204.5K $8.59/SF
− OpEx
−$30.7K −$1.29/SF
NOI
$173.8K $7.31/SF
Area
Flathead County, MT
Vacancy
4.50%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$3,476,080
Cap Rate 7%
$2,482,914
Cap Rate 9%
$1,931,156
Alternative Uses
Best Use
Self Storage
$3.25M
$2.85M – $3.80M
NOI $227,813 @ 7.0% cap · market cap 10.60%
Second Best
Warehouse
$2.48M
$2.17M – $2.90M
NOI $173,804 @ 7.0% cap · market cap 8.08%
Theoretical Best
Office A
$5.31M
$4.65M – $6.20M
NOI $371,809 @ 7.0% cap · market cap 17.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
95%
Occupancy
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Two steel storage buildings support an established boat-storage operation alongside a separate buildable lot with shared river access.
Where is this self storage facility located?
The property is located at NHN Riverside Lane Bigfork, MT.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: Two steel dry‑storage buildings totaling 23,790 square feet; Boat‑storage operation with more than 95% occupancy for over 30 years; Existing boat‑storage leases remain in place, subject to tenant rights
