Building Details

Year Built 1925

Buildings 4

Listing Agency: H BAR S Real Estate

Listed By: Rene Turnbull · License #RRE-RBS-LIC-99200 Show Phone

Source: Clearwaterproperties

Added: Sep 24 Last Checked: Sep 24 at 8:55AM

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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 H BAR S Real Estate

Investment Insights

Based on property information with market context.

This Bearcreek property comprises an older residence, a former ice cream shop, and two sheds. The buildings are being sold as-is, and the property includes 11 lots. Its Main Street address is along the main highway.

Bearcreek is near Red Lodge, with year-round recreation in the area including hiking, fishing, skiing, the Beartooth Highway, National Forest Lands, and Yellowstone National Park.

Key Highlights

• 11 lots included with the property
• Older residence and former ice cream shop are both sold as‑is
• Two sheds on the property

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

$10,893

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

3.82%

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%

$217,860 $217.9K

Cap Rate 7%

$155,614 $155.6K

Cap Rate 9%

$121,033 $121.0K

Market Conditions

NOI Build-Up for 1,064 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

$16.0K $15.00/SF

− Vacancy

−$399 −$0.38/SF

EGI

$15.6K $14.63/SF

− OpEx

−$4.7K −$4.39/SF

NOI

$10.9K $10.24/SF

Area

Carbon County, MT

Vacancy

2.50%

Lease Rate

$15.00 /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%

$217,860

Cap Rate 7%

$155,614

Cap Rate 9%

$121,033

Alternative Uses

Best Use

Retail

$155.6K

$136.2K – $181.6K (±1% cap)

NOI $10,893 @ 7.0% cap · market cap 3.82%

Second Best

Mixed Use

$146.8K

$128.5K – $171.3K (±1% cap)

NOI $10,278 @ 7.0% cap · market cap 3.61%

Theoretical Best

Office A

$232.2K

$203.1K – $270.9K (±1% cap)

NOI $16,251 @ 7.0% cap · market cap 5.70%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Storefront properties

Suggested Use

Top Pick Auto Parts Store Restaurant

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

Lease Details

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

11

Businesses Nearby

Explore this area Business Placement

Demographics for 59007, MT

105

Population

55

Households

1.9

Avg Household Size

38

Median Age

39%

College-Educated

100%

High-School Grad

31.7 sq mi

ZIP Area

3

Density / Sq Mi

$110,250

Median Household Income

$907

Median Rent

$200,000

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

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Main Street holdings include a residence, a former ice cream shop, two sheds, and multiple lots.

Where is this mixed-use property located?

The property is located at 123 Main Bearcreek, MT.

What is the asking price?

The asking price for this property is $285,000.

What are key features of this property?

This property features: 11 lots included with the property; Older residence and former ice cream shop are both sold as‑is; Two sheds on the property