Two-Level Office Building with
For Sale
$3,250,000
2525 Colonial Drive, Helena, MT 59601
Two-level office building includes elevator service, fire suppression, and a backup generator, with multiple parking spaces and existing income.
Property Size19,791 SF
Lot Size2.20 Acres
Price / SF$164.22
Days on Market67
Property Features for 2525 Colonial Drive
General Information
Standard status
Active
Size
19,791 SF
Total Parking Spaces
118
Lot size
2.20 Acres
Zoning
R-O (Residential Office)
Warehouse & Industrial
Heavy Power
Yes
Sprinkler System
Yes
Additional Details
Cap Rate
5.35%
Building Details
Building Size
19,791 SF
Year Built
1985
Stories
2
Units
3
Tenancy
Multi
Listing Agency:
Coldwell Banker Commercial Green & Green
(406) 442-1736
Listed By:
Tyler D Warne · License #98724
Source:
Purewestrealestate
Added: Jun 16
Changed: Aug 8
Last Checked: Aug 20 at 4:57AM
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 Coldwell Banker Commercial Green & Green
Investment Insights
Based on property information with market context.
This two-level office investment property totals 19,791 square feet and is served by an elevator, with ground-floor ADA access to both levels. The upper floor is fully occupied by an existing tenant. The lower level is demised into two separate units, with one unit currently leased and the other vacant, creating flexibility for lease-up or potential owner occupancy. Building systems include a full fire suppression system, a 1200-amp, 3-phase electrical service, and a 60 kW backup generator. The site consists of two parcels totaling approximately 2.2 acres with 118 existing parking spaces.
The property is located adjacent to St. Peters Health and near the I-15 interchange. It offers excess land that can be sold, held, or developed.
The seller has a condo declaration prepared and ready to sign, which would enable units to be sold off individually. The property is currently producing a 5.35 cap rate, with a stated pro forma cap rate of 8.08 upon lease-up.
The property is located adjacent to St. Peters Health and near the I-15 interchange. It offers excess land that can be sold, held, or developed.
The seller has a condo declaration prepared and ready to sign, which would enable units to be sold off individually. The property is currently producing a 5.35 cap rate, with a stated pro forma cap rate of 8.08 upon lease-up.
Key Highlights
- 19,791 SF two‑level office building (1985) on approx. 2.2 acres with 118 parking spaces
- Upper floor is fully occupied by an existing tenant; lower level has two demised units with 1 leased and 1 vacant for lease‑up upside
- 1200‑amp, 3‑phase electrical service plus 60 kW backup generator and a full fire suppression system
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
$211,962
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
6.52%
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%
$4,239,240
$4.2M
Cap Rate 7%
$3,028,029
$3.0M
Cap Rate 9%
$2,355,133
$2.4M
Market Conditions
NOI Build-Up for 19,791 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
$332.5K $16.80/SF
− Vacancy
−$49.9K −$2.52/SF
EGI
$282.6K $14.28/SF
− OpEx
−$70.7K −$3.57/SF
NOI
$212.0K $10.71/SF
Area
Lewis and Clark County, MT
Vacancy
15.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
25.00%
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%
$4,239,240
Cap Rate 7%
$3,028,029
Cap Rate 9%
$2,355,133
Alternative Uses
Best Use
Office B
$3.03M
$2.65M – $3.53M
NOI $211,962 @ 7.0% cap · market cap 6.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.30M
$3.76M – $5.02M
NOI $300,950 @ 7.0% cap · market cap 9.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Heavy power
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
867
Businesses Nearby
Explore this area
Business Placement
Demographics for 59601, MT
30,848
Population
15,937
Households
1.9
Avg Household Size
41
Median Age
51%
College-Educated
96%
High-School Grad
130.2 sq mi
ZIP Area
237
Density / Sq Mi
$70,502
Median Household Income
$44,000
Median Earnings
$1,023
Median Rent
$355,000
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-level office building includes elevator service, fire suppression, and a backup generator, with multiple parking spaces and existing income.
Where is this office building located?
The property is located at 2525 Colonial Drive Helena, MT.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: 19,791 SF two‑level office building (1985) on approx. 2.2 acres with 118 parking spaces; Upper floor is fully occupied by an existing tenant; lower level has two demised units with 1 leased and 1 vacant for lease‑up upside; 1200‑amp, 3‑phase electrical service plus 60 kW backup generator and a full fire suppression system
