Industrial Shop Units on Two
For Sale
$2,500,000
1-8-2721 Wylie Dr, East Helena, MT 59635
Two insulated industrial buildings with multiple separately metered shop units, each with private restrooms and overhead doors.
Property Size16,000 SF
Price / SF$156.25
Days on Market137
Property Features for 1-8-2721 Wylie Dr
General Information
Standard status
Active
Size
16,000 SF
Listing Agency:
Century 21 Heritage Realty
(406) 431-8870
Listed By:
Rachael Houseworth · License #RRE-BRO-LIC-99858
(406) 431-8870
Source:
Exprealty
Added: Mar 27
Changed: Jul 10
Last Checked: Aug 10 at 10:01AM
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 Century 21 Heritage Realty
Investment Insights
Based on property information with market context.
This property consists of two industrial buildings totaling eight shop units (four units per building), constructed with metal siding and metal roofing. The buildings include 14 overhead doors and offer 19’ peak heights. Each shop unit is fully insulated with Corbond and is separately metered, supporting independent utility usage. Units also include private restroom and shower, along with washer and dryer hookups, giving tenants or operators practical in-unit amenities for day-to-day use.
The buildings sit on 2.77 acres, and the sale also includes an additional 3.96-acre parcel located directly north of the buildings. This added land provides room for future development, expansion, or additional income-producing uses, depending on how a buyer plans to deploy the site.
For prospective tenants, the unit configuration is well-suited for industrial and light service operations that benefit from overhead access and dedicated restroom/shower facilities. For buyers, the separately metered eight-unit setup and durable metal construction are designed for low-maintenance operations while providing flexibility in managing multiple shop spaces. The included north parcel adds practical optionality for growth beyond the existing improvements.
The buildings sit on 2.77 acres, and the sale also includes an additional 3.96-acre parcel located directly north of the buildings. This added land provides room for future development, expansion, or additional income-producing uses, depending on how a buyer plans to deploy the site.
For prospective tenants, the unit configuration is well-suited for industrial and light service operations that benefit from overhead access and dedicated restroom/shower facilities. For buyers, the separately metered eight-unit setup and durable metal construction are designed for low-maintenance operations while providing flexibility in managing multiple shop spaces. The included north parcel adds practical optionality for growth beyond the existing improvements.
Key Highlights
- Two industrial buildings on 2.77 acres with 8 shop units total (4 per building), each separately metered
- Each shop includes a private restroom, shower, and washer/dryer hookups
- 14' overhead doors total and 19' peak heights across the buildings
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
$143,520
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
5.74%
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%
$2,870,400
$2.9M
Cap Rate 7%
$2,050,286
$2.1M
Cap Rate 9%
$1,594,667
$1.6M
Market Conditions
NOI Build-Up for 16,000 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
$240.0K $15.00/SF
− Vacancy
−$19.2K −$1.20/SF
EGI
$220.8K $13.80/SF
− OpEx
−$77.3K −$4.83/SF
NOI
$143.5K $8.97/SF
Area
Lewis and Clark County, MT
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
35.00%
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%
$2,870,400
Cap Rate 7%
$2,050,286
Cap Rate 9%
$1,594,667
Alternative Uses
Best Use
Flex RnD
$2.05M
$1.79M – $2.39M
NOI $143,520 @ 7.0% cap · market cap 5.74%
Second Best
Warehouse
$1.63M
$1.42M – $1.90M
NOI $113,832 @ 7.0% cap · market cap 4.55%
Theoretical Best
Office A
$3.48M
$3.04M – $4.06M
NOI $243,302 @ 7.0% cap · market cap 9.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
84
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59635, MT
7,738
Population
3,427
Households
2.3
Avg Household Size
38
Median Age
37%
College-Educated
93%
High-School Grad
79.5 sq mi
ZIP Area
97
Density / Sq Mi
$73,664
Median Household Income
$44,728
Median Earnings
$998
Median Rent
$356,200
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Two insulated industrial buildings with multiple separately metered shop units, each with private restrooms and overhead doors.
Where is this flex space located?
The property is located at 1-8-2721 Wylie Dr East Helena, MT.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Two industrial buildings on 2.77 acres with 8 shop units total (4 per building), each separately metered; Each shop includes a private restroom, shower, and washer/dryer hookups; 14' overhead doors total and 19' peak heights across the buildings
