Northview Apartments 201 9th Ave SW 20 Unit Apartment Building $3,200,000 ($160,000/Unit) 5.25% Cap Rate Sidney, MT 59270

For Sale: Northview Apartments (20-Unit Value-Add) — 201 9th Ave. NW, Sidney, MT 59270
A turnkey value-add opportunity for commercial investors and 1031 prospects. This 20-unit garden-style apartment complex presents immediate cash flow with upside through strategic renovations and stabilized NOI growth, supported by a growing regional housing demand and nearby commercial development.
Property Overview
Address: 201 9th Ave. NW, Sidney, MT 59270
Units: 20
Type: Value-add multifamily
Capture immediate cash flow from existing rents while executing a planned renovation program to elevate rents and NOI, backed by a clear 2-year proforma and a defined exit strategy
Current Rent Roll: 19 units at $1,050 per unit/month
Unit 206: Updated & fully renovated at $1,350 per month
Current Gross Potential Rent (GPR):
19 x $1,050 = $19,950 per month
Unit 206: $1,350 per month
Total Monthly Gross Rent: $21,300
Annual Gross Revenue (current): $21,300 x 12 = $255,600
Net Operating Income (NOI): 65% of gross revenue
NOI (current): 0.65 x $255,600 = $165,660
Cap Rate: 5.25%
Proforma reflects Unit 206 remaining renovated at $1,350; other units at $1,050.
NOI is shown at 65% of gross revenue to illustrate a higher-efficiency operating profile.
2-Year Future Plan Proforma (All 20 Units Renovated)
Renovation Plan: Renovate all 20 units to the standard of Unit 206 (fully renovated)
Renovated Rent (all units) $1,600 per unit/month
Projected Gross Revenue (full occupancy) 20 x $1,600 = $32,000 per month
Annual Gross Revenue: $32,000 x 12 = $384,000
NOI (Future): 65% of gross revenue
NOI (future): 0.65 x $384,000 = $249,600
Cap Rate Assumption: 5.25% (stated)
Implied value based on NOI:
Value = NOI / Cap Rate = $249,600 / 0.0525 ˜ $4,760,000
The 2-year plan assumes full renovation of all units to Unit 206 standards with consistent rent growth.
Buyers should perform their own due diligence to confirm market rents, occupancy, operating expenses, and final cap rate under final conditions.
Location & Growth Drivers
Adjacent Development: A newly built Dollar General store is located adjacent to the property, enhancing resident convenience and area retail visibility.
Regional Housing Demand: Sidney, MT and the surrounding region exhibit persistent demand for affordable, quality rental housing, supported by local employment and population trends.
Proximity to Growth Projects: The property sits in an area poised to benefit from nearby commercial and infrastructure development, contributing to long-term value.
Biofuel Plant Context (Trenton, ND)
There is ongoing/regional interest in biofuel plant projects in nearby areas, including Trenton, ND. While specifics vary by project stage and funding, the general housing implications for Northview Apartments include:
Potential uptick in demand for nearby housing from construction and operational personnel.
Economic activity and wage growth can support higher rent levels post-renovation.
Proximity to such industrial development can enhance long-term occupancy stability for a value-add property.
Important: Prospective buyers should verify the current status, permits, and economic impact studies of any to-be-built facility and assess how such developments may affect occupancy, wages, and housing demand in Sidney and surrounding markets.
Investment Highlights for Commercial Investors & 1031 Prospects