Turnkey Pet Grooming
For Sale
$440,000
1100 Smelter, Black Eagle, MT 59414
Fully equipped pet grooming and boarding facility includes professional grooming stations, self-service bathing areas, and boarding spaces.
Property Size1,408 SF
Price / SF$312.50
Days on Market50
Property Features for 1100 Smelter
General Information
Standard status
Active
Size
1,408 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Building Details
Year Built
1981
Listing Agency:
Keller Williams Northern MT
(406) 231-9098
Listed By:
Seth Haak · License #RRE-BRO-LIC-136121
Source:
Clearwaterproperties
Added: Jul 4
Changed: Aug 22
Last Checked: Aug 21 at 10:40AM
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 Keller Williams Northern MT
Investment Insights
Based on property information with market context.
This turnkey pet grooming and boarding facility is being offered with the real estate, equipment, and brand included. The property features professional grooming stations, self-service bathing areas, and boarding spaces, supporting both grooming services and overnight stays in one location.
The property is located at 1100 Smelter Avenue NE in Black Eagle, MT and is presented as day-one ready for an owner-operator or investor, with everything transferring as part of the transaction.
For buyers interested in a complete package, the offering includes the operating facility along with the equipment necessary to run the established operation.
The property is located at 1100 Smelter Avenue NE in Black Eagle, MT and is presented as day-one ready for an owner-operator or investor, with everything transferring as part of the transaction.
For buyers interested in a complete package, the offering includes the operating facility along with the equipment necessary to run the established operation.
Key Highlights
- Fully equipped pet grooming and boarding facility with professional grooming stations, self‑service bathing areas, and boarding spaces
- Building year built: 1981
- Business includes equipment and brand, with real estate transfer available in the transaction
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
$15,408
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
3.50%
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%
$308,160
$308.2K
Cap Rate 7%
$220,114
$220.1K
Cap Rate 9%
$171,200
$171.2K
Market Conditions
NOI Build-Up for 1,408 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
$22.8K $16.20/SF
− Vacancy
−$798 −$0.57/SF
EGI
$22.0K $15.63/SF
− OpEx
−$6.6K −$4.69/SF
NOI
$15.4K $10.94/SF
Area
Cascade County, MT
Vacancy
3.50%
Lease Rate
$16.20 /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%
$308,160
Cap Rate 7%
$220,114
Cap Rate 9%
$171,200
Alternative Uses
Best Use
Retail
$220.1K
$192.6K – $256.8K
NOI $15,408 @ 7.0% cap · market cap 3.50%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$274.0K
$239.8K – $319.7K
NOI $19,181 @ 7.0% cap · market cap 4.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
255
Businesses Nearby
Explore this area
Business Placement
Demographics for 59414, MT
950
Population
501
Households
1.9
Avg Household Size
44
Median Age
11%
College-Educated
80%
High-School Grad
1.7 sq mi
ZIP Area
559
Density / Sq Mi
$55,588
Median Household Income
$857
Median Rent
$179,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Fully equipped pet grooming and boarding facility includes professional grooming stations, self-service bathing areas, and boarding spaces.
Where is this retail space located?
The property is located at 1100 Smelter Black Eagle, MT.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: Fully equipped pet grooming and boarding facility with professional grooming stations, self‑service bathing areas, and boarding spaces; Building year built: 1981; Business includes equipment and brand, with real estate transfer available in the transaction
