Updated Historic Brick Apartment
For Sale
$749,900
1-11 17th St S, Great Falls, MT 59401
Six residences feature private entrances at both the front and rear of the building.
Property Size5,652 SF
Price / SF$132.68
Days on Market12
Property Features for 1-11 17th St S
General Information
Standard status
Active
Size
5,652 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
6
Building Details
Year Built
1917
Buildings
1
Construction
brick
Listing Agency:
EXIT Realty Great Falls
Listed By:
Josh Lind · License #31994
Source:
Mtranchsales
Added: Aug 18
Changed: Aug 28
Last Checked: Aug 29 at 11:44AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of EXIT Realty Great Falls
Investment Insights
Based on property information with market context.
This 1917 brick apartment property contains six residences within 5,652 square feet. The building has been updated and remodeled while retaining historic character, with individual private entrances serving each unit from both the front and rear. Improvements include a new roof completed in 2025, updates to some furnaces, and work on the rear porches.
Located minutes from downtown Great Falls, the property has established tenancy and consistent occupancy. Residents pay their own gas and electric service, while ownership covers water, sewer, and garbage expenses. The combination of unit-level access, recent building improvements, and clearly defined utility responsibilities provides a practical multifamily configuration.
Located minutes from downtown Great Falls, the property has established tenancy and consistent occupancy. Residents pay their own gas and electric service, while ownership covers water, sewer, and garbage expenses. The combination of unit-level access, recent building improvements, and clearly defined utility responsibilities provides a practical multifamily configuration.
Key Highlights
- Six‑unit brick apartment building originally constructed in 1917
- 5,652 SF of apartment improvements
- New roof completed in 2025
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
$43,222
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
5.76%
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%
$864,440
$864.4K
Cap Rate 7%
$617,457
$617.5K
Cap Rate 9%
$480,244
$480.2K
Market Conditions
NOI Build-Up for 5,652 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
$83.4K $14.76/SF
− Vacancy
−$4.8K −$0.86/SF
EGI
$78.6K $13.90/SF
− OpEx
−$35.4K −$6.26/SF
NOI
$43.2K $7.65/SF
Area
Cascade County, MT
Vacancy
5.80%
Lease Rate
$14.76 /SF/Yr
Expense Ratio
45.00%
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%
$864,440
Cap Rate 7%
$617,457
Cap Rate 9%
$480,244
Alternative Uses
Best Use
Apartment 5plus
$617.5K
$540.3K – $720.4K
NOI $43,222 @ 7.0% cap · market cap 5.76%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.10M
$962.5K – $1.28M
NOI $76,996 @ 7.0% cap · market cap 10.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
495
Businesses Nearby
Explore this area
Business Placement
Demographics for 59401, MT
13,030
Population
6,921
Households
1.9
Avg Household Size
39
Median Age
27%
College-Educated
93%
High-School Grad
3.0 sq mi
ZIP Area
4,343
Density / Sq Mi
$53,750
Median Household Income
$33,209
Median Earnings
$767
Median Rent
$206,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Six residences feature private entrances at both the front and rear of the building.
Where is this apartment building located?
The property is located at 1-11 17th St S Great Falls, MT.
What is the asking price?
The asking price for this property is $749,900.
What are key features of this property?
This property features: Six‑unit brick apartment building originally constructed in 1917; 5,652 SF of apartment improvements; New roof completed in 2025
