Butte Multifamily Investment
For Sale
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521 S Dakota St, Butte, MT 59701
Eight-unit multifamily property in Butte, Montana, with income potential.
Property Size8,916 SF
Lot Size0.50 Acres
Price / SF$201.88
Days on Market575
Property Features for 521 S Dakota St
General Information
Standard status
Active
Size
8,916 SF
Class
B
Lot size
0.50 Acres
Property subtype
Land, Multifamily
Building Details
Year Built
2010
Listing Agency:
United Country - Montana Properties
(406) 494-2200
Listed By:
Jerry Jordan · License #RRE-BRO-LIC-72022
Source:
Crexi
Added: Jan 23, 2025
Changed: Aug 20
Last Checked: Aug 20 at 12:56PM
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 United Country - Montana Properties
Investment Insights
Based on property information with market context.
Located in Butte, Montana, this property features two buildings, each containing four units, totaling eight units on approximately half an acre. Each unit includes three bedrooms and one bathroom, with over 1100 square feet of living space. The property offers one garage for each unit, plus one additional garage space, providing secure parking and storage. The location provides access to local amenities, schools, and recreational facilities, ensuring a desirable place to live for tenants. This property is an opportunity for rental income or comfortable living with rental opportunities.
Key Highlights
- Eight total units across two buildings offering substantial rental income potential.
- Each unit features three bedrooms and one bathroom, appealing to a wide range of tenants.
- Spacious units with over 1100 square feet of living space.
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
$59,427
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
3.30%
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%
$1,188,540
$1.2M
Cap Rate 7%
$848,957
$849.0K
Cap Rate 9%
$660,300
$660.3K
Market Conditions
NOI Build-Up for 8,916 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
$90.9K $10.20/SF
− Vacancy
−$6.0K −$0.68/SF
EGI
$84.9K $9.52/SF
− OpEx
−$25.5K −$2.86/SF
NOI
$59.4K $6.67/SF
Area
Silver Bow County, MT
Vacancy
6.65%
Lease Rate
$10.20 /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%
$1,188,540
Cap Rate 7%
$848,957
Cap Rate 9%
$660,300
Alternative Uses
Best Use
Multifamily LT 5
$849.0K
$742.8K – $990.5K
NOI $59,427 @ 7.0% cap · market cap 3.30%
Second Best
Apartment 5plus
$781.8K
$684.1K – $912.1K
NOI $54,726 @ 7.0% cap · market cap 3.04%
Theoretical Best
Office A
$1.94M
$1.70M – $2.27M
NOI $136,021 @ 7.0% cap · market cap 7.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,650
Businesses Nearby
Explore this area
Business Placement
Demographics for 59701, MT
33,937
Population
16,834
Households
2
Avg Household Size
42
Median Age
27%
College-Educated
94%
High-School Grad
509.7 sq mi
ZIP Area
67
Density / Sq Mi
$56,799
Median Household Income
$34,793
Median Earnings
$811
Median Rent
$219,200
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Quadplex - Eight-unit multifamily property in Butte, Montana, with income potential.
Where is this quadplex located?
The property is located at 521 S Dakota St Butte, MT.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Eight total units across two buildings offering substantial rental income potential.; Each unit features three bedrooms and one bathroom, appealing to a wide range of tenants.; Spacious units with over 1100 square feet of living space.
