Building Details

Year built 2017

Floors in Building 1

Building materials Steel

Roof type Metal

Listing Agency: Real Estate Hub LLLP d***@danawagenhals.com Show Phone

Listed By: Drew Hedrick · License #RRE-BRO-LIC-108537 Show Phone

Added: Jun 30 Changed: Sep 6 Last Checked: Sep 27 at 2:06AM

Report an Issue

MLS# 360375

Copyright © 2026 Billings Association of Realtors. 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 1,800-square-foot car wash occupies a 0.33-acre site in Joliet, Montana. Built in 2017, the facility has steel construction, a metal roof, natural gas heating, public water, and public sewer. The property is offered as a car wash business and includes established operating improvements.

The location is at 504 W Front Avenue in the Rock Creek Valley community of Joliet, within Carbon County. The property is positioned along a travel route serving Yellowstone National Park and benefits from local and seasonal traffic identified in the property information. The reported approximate cap rate is 10.5%.

Key Highlights

• 1,800‑square‑foot car wash facility
• 0.33‑acre site in Joliet, Montana
• Built in 2017 with steel construction

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

$21,433

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

3.76%

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%

$428,660 $428.7K

Cap Rate 7%

$306,186 $306.2K

Cap Rate 9%

$238,144 $238.1K

Market Conditions

NOI Build-Up for 1,800 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

$29.2K $16.20/SF

− Vacancy

−$583 −$0.32/SF

EGI

$28.6K $15.88/SF

− OpEx

−$7.1K −$3.97/SF

NOI

$21.4K $11.91/SF

Area

Carbon County, MT

Vacancy

2.00%

Lease Rate

$16.20 /SF/Yr

Expense Ratio

25.00%

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%

$428,660

Cap Rate 7%

$306,186

Cap Rate 9%

$238,144

Alternative Uses

Best Use

Specialty Retail

$306.2K

$267.9K – $357.2K (±1% cap)

NOI $21,433 @ 7.0% cap · market cap 3.76%

Second Best

Retail

$263.3K

$230.4K – $307.1K (±1% cap)

NOI $18,428 @ 7.0% cap · market cap 3.23%

Theoretical Best

Office A

$392.7K

$343.7K – $458.2K (±1% cap)

NOI $27,492 @ 7.0% cap · market cap 4.82%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Unlock full access to Insights Subscribe to Realmo Intelligence

Open Analytics

Current Use

Car washes

Suggested Use

Top Pick Building Supply Grocery & Convenience Store Garden Center Storage Facility Cafe & Coffee Shop Pet Grooming Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

80

Businesses Nearby

5k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Conoco Shops & Services

4,512 visits/mo 0.3 miles

Demographics for 59041, MT

2,034

Population

904

Households

2.3

Avg Household Size

47

Median Age

20%

College-Educated

98%

High-School Grad

191.5 sq mi

ZIP Area

11

Density / Sq Mi

$77,442

Median Household Income

$36,304

Median Earnings

$1,163

Median Rent

$325,500

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this car washes located? What is the asking price? Find similar properties What are key features of this property?

Similar For Sale Nearby

Drive-Through Restaurant with Storage

4297 US Highway 310, Joliet, MT 59041

$990,000

576 SF

View details

Drive-Through Restaurant with Storage

4297 US Highway 310, Joliet, MT 59041

$990,000

576 SF

View details

Turnkey Car Wash Facility

504 W Front Avenue, Joliet, MT 59041

$570,000

1,800 SF

View details

Equestrian Event Facility with Lodging

9 & 10 & 11 CC Lane, Joliet, MT 59041

$3,500,000

3,710 SF

View details

Frequently Asked Questions

What type of property is this?

Car wash - Established car wash facility with public water and sewer, natural gas heat, and a metal roof.

Where is this car wash located?

The property is located at 504 W Front Avenue Joliet, MT.

What is the asking price?

The asking price for this property is $570,000.

What are key features of this property?

This property features: 1,800‑square‑foot car wash facility; 0.33‑acre site in Joliet, Montana; Built in 2017 with steel construction