Listing Agency: Coldwell Banker Commercial CBS t***@cbcmontana.com Show Phone

Listed By: Todd Sherman · License #54530 Show Phone

Source: Cbcworldwide

Added: Dec 3, 2025 Changed: Jul 10 Last Checked: Aug 3 at 3:32AM

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Investment Insights

Based on property information with market context.

Located in Park City, Montana, this established convenience store includes two gas pumps and a 3,000 sq ft retail space. The store offers a variety of groceries, beverages, tobacco products, and lottery tickets, serving locals and travelers. With a long-time local owner and a loyal customer base, this business presents an opportunity for a new owner to step into a stable and community-supported operation. The retail space is well-organized for efficient operations, making it ideal for buyers seeking a stable business with growth potential.

Key Highlights

• Established convenience store with gas pumps in a prime location in Park City, MT.
• Strong, loyal customer base and long‑time local owner.
• Turnkey opportunity for a stable business with growth potential.

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

$17,294

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

9.15%

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%

$345,880 $345.9K

Cap Rate 7%

$247,057 $247.1K

Cap Rate 9%

$192,156 $192.2K

Market Conditions

NOI Build-Up for 3,000 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

$27.0K $9.00/SF

− Vacancy

−$2.3K −$0.77/SF

EGI

$24.7K $8.24/SF

− OpEx

−$7.4K −$2.47/SF

NOI

$17.3K $5.76/SF

Area

Stillwater County, MT

Vacancy

8.50%

Lease Rate

$9.00 /SF/Yr

Expense Ratio

30.00%

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%

$345,880

Cap Rate 7%

$247,057

Cap Rate 9%

$192,156

Alternative Uses

Best Use

Specialty Retail

$510.3K

$446.5K – $595.4K (±1% cap)

NOI $35,721 @ 7.0% cap · market cap 18.90%

Second Best

Retail

$438.7K

$383.9K – $511.9K (±1% cap)

NOI $30,712 @ 7.0% cap · market cap 16.25%

Theoretical Best

Office A

$654.6K

$572.8K – $763.7K (±1% cap)

NOI $45,821 @ 7.0% cap · market cap 24.24%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

ATM (Cenex Zip ... Atm Kwik Stop Grocery & Convenience Store Farstad Gas Station

Suggested Use

Top Pick Plumbing Service Building Supply Grocery & Convenience Store Storage Facility Law Firm Food Market

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

Location Intelligence

Trade Area within ½ mile

60

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 59063, MT

2,174

Population

861

Households

2.5

Avg Household Size

47

Median Age

29%

College-Educated

93%

High-School Grad

61.2 sq mi

ZIP Area

36

Density / Sq Mi

$90,417

Median Household Income

$44,917

Median Earnings

$1,107

Median Rent

$336,800

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

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Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Established convenience store with gas pumps in Park City, Montana.

Where is this grocery and convenience store located?

The property is located at 1 N Clark St Park City, MT.

What is the asking price?

The asking price for this property is $189,000.

What are key features of this property?

This property features: Established convenience store with gas pumps in a prime location in Park City, MT.; Strong, loyal customer base and long‑time local owner.; Turnkey opportunity for a stable business with growth potential.