Confidential Offering Memorandum
Fox Run Condo
Premier Flathead Lake Condo · Bigfork, Montana
Location
Bigfork, Montana
Living Area
1,452 Sq Ft
Beds / Baths
3 BD / 2 BA
185 Bridge St E, Unit E
Bigfork, MT 59911
bigfork.wentzel.ai
June 2026
Property Overview
Fox Run Condo
Page 2
Living Area
Beds / Baths
Asking Price
Year Built
Interior Finishes
- ●9 ft ceilings throughout
- ●Granite countertops
- ●Knotty pine cabinetry
- ●Black stainless appliances
Smart Home
- ●Lutron lighting automation
- ●Surveillance system
- ●WiFi / HVAC automation
- ●Owned Culligan water system
Outdoor Living
- ●~383 sf total
- ●66 sf covered porch
- ●89 sf covered deck
- ●228 sf open deck
Parking
- ●1 covered garage space
- ●1 assigned space
- ●No boat slip
- ●No video tour
Building & HOA
- ●$450/mo · 8-unit building
- ●Water/sewer + insurance incl.
- ●New roof (June 2023)
- ●Exterior repaint (June 2026)
Investment Snapshot
- Gross rent: $35,400
- Operating: ($11,285)
- ─────────────
- NOI: $24,115
Investment Highlights
Investment & Operating
HOA & Operating Costs
Page 3
HOA Dues — $450/mo ($120 reserves + $330 maintenance)
Included in HOA
- ✓Common-area maintenance
- ✓Trash & snow removal
- ✓Grounds & pest control
- ✓Building insurance
- ✓Water & sewer
Not Included
- ×Unit electricity
- ×Unit natural gas
No special assessments pending.
Annual Operating Costs
| Line Item | Annual Cost |
|---|---|
| HOA dues ($450/mo) | $5,400 |
| Property taxes (2023) | $2,485 |
| Interior / HO-6 insurance | $1,200 |
| Electric + gas (avg) | $1,200 |
| Property management | $1,000 |
| Maintenance reserve | $0 |
| Total Annual Operating Cost | $11,285 |
Water/sewer included in HOA. Turnkey — no maintenance reserve needed.
$590K
May 2024 Appraisal
Appraised value
$11,285
Annual Operating Cost
All-in per year
Water+Sewer
Included in HOA
Plus insurance
Rental & Returns
Long-Term Rental Scenarios
Page 4
Long-Term Rental Scenarios
| Metric | $2,700/mo | $2,950/mo ★ | $3,200/mo |
|---|---|---|---|
| Gross Annual Rent | $32,400 | $35,400 | $38,400 |
| Operating Expenses | ($11,285) | ($11,285) | ($11,285) |
| Net Operating Income | $21,115 | $24,115 | $27,115 |
| Cap Rate (on $749,999) | 2.82% | 3.22% | 3.62% |
Operating expenses = HOA $5,400 + taxes $2,485 + insurance $1,200 + electric/gas $1,200 + management $1,000 + maintenance $0.
Rental Snapshot (at $2,950/mo)
Investment Returns
NOI (at $2,950/mo)
$24,115
Cap Rate
3.22%
Property Gallery
Visual Overview
Page 5
Living Room
Kitchen
Primary Suite
Primary Bath
Covered Deck
Building Exterior