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    3 Microwave Hill Road Montana City, MT 59634

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    Claim this Listing
    For Lease
    $23 SF/Yr

    COMMERCIAL - Montana City, MT

    Lot size:
    1.00 Acres
    Added:
    Nov 13, 2025
    Days on Market:
    173
    Last Refresh:
    May 5 at 10:06 pm

    Property Features for 3 Microwave Hill Road

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Zoning
    Commercial
    Bathrooms
    2
    Rooms
    Basement, Bathroom 2, Bathroom 1
    Parking
    20
    Standard status
    Active
    APN
    51178514101030000
    Lot size
    1.00 Acres

    Taxes and HOA fees

    Tax Description
    MANGO TEDY BEAR MINOR SUB, S14, T09 N, R03 W, Lot A-2, ACRES 0.998, COS 192028 F558C

    Utilities

    Sewer type
    Private Sewer, Septic Tank
    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    1920
    Flooring type
    Carpet, Laminate
    Building materials
    Masonite
    Roof type
    Metal

    We can help!

    Listing Contact
    Kristiene Ludricks
    Kristiene Ludricks

    Listing agent Kristiene Ludricks License #RRE-RBS-LIC-84494

    Listing office Century 21 Heritage Realty - Helena 1221 Echelon Pl Suite C, Helena, MT

    Listing date Nov 13, 2025

    MLS# 30061158

    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.

    Overview

    Montana City Landmark Commercial Space

    This commercial property, known as The Tower, is a recognizable landmark in Montana City. It is strategically located just off the I-15 exit on Highway 518, offering prime visibility with traffic counts exceeding 3,000+ vehicles daily. This location is ideal for businesses seeking exposure along the Helena-Clancy corridor. Originally constructed in 1920 as the Helena Airport Control Tower, the building retains its distinctive character. It provides flexible commercial layouts suitable for office, retail, studio, or mixed-use applications. Each level includes private egress, allowing for single- or multi-tenant occupancy and adaptable lease structures. The property sits on nearly one fenced acre (0.998 acres) with ample parking. It presents a unique opportunity for investors or users looking to secure a high-profile asset with strong branding potential. Modified gross lease terms apply, where tenants are responsible for Wi-Fi, tenant insurance, and interior janitorial.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Nature Story Montessori High School M&m Hair Salon

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Center Dental Office Hair Salon Auto Repair Shop Nail Salon Hotel & Motel Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Montana City
    County
    Jefferson
    State
    Montana
    Longitude
    -111.94151
    Latitude
    46.54076

    Nearby Similar for Lease

    • $23 SF/Yr

      Commercial Space Near I-15 Exit

      High-visibility commercial space suitable for retail, office, or coffee shop.
      3 Microwave Hill Road unit: A, Montana City, MT 59634
      View Details
    • $23 SF/Yr

      Commercial Space Near I-15 Exit

      Office space with high visibility near Helena-Clancy corridor.
      3 Microwave Hill Road unit: B, Montana City, MT 59634
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Unique commercial landmark with high visibility and flexible layouts.
    Where is this mixed-use property located?
    The property is located at 3 Microwave Hill Road Montana City, MT.
    What is the lease rate?
    The lease rate is $23 SF/Yr.
    What are key features of this property?
    This property features: High‑visibility location off I‑15 with 3,000+ daily traffic count, ideal for business exposure.; Unique, recognizable landmark building (The Tower), originally built in 1920.; Flexible commercial layouts suitable for office, retail, studio, or mixed‑use.
    (406) 266-1524
    We can help!
    Listing Contact
    Kristiene Ludricks
    Kristiene Ludricks
    Real Estate License ID: RRE-RBS-LIC-84494
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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