Wild Game Processing and
For Sale
$449,900
Pending
3341 Lanning Road, East Helena, MT 59635
Turnkey wild game processing facility with walk-in cooler and dedicated processing rooms, plus a 1-bedroom, 1-bath home.
Property Size2,380 SF
Lot Size1.00 Acre
Days on Market51
Property Features for 3341 Lanning Road
General Information
Standard status
Pending
Size
2,380 SF
Lot size
1.00 Acre
Property subtype
Business Opportunity
Zoning
1
Additional Details
Business Included
Yes
Amenities
walk-in cooler
meat cutting room with built-in kegerator
skinning room
reception area
hot tub
detached 2-car garage
wood stove
landscaped grounds
irrigated lawn with underground sprinklers
garden area
mature fruit trees
fire pit
horseshoe pit
Building Details
Building Size
2,380 SF
Year Built
2007
Listing Agency:
Bahny Realty
(406) 449-7844
Listed By:
Cody D Bahny · License #24908
(406) 461-2824
Source:
Avatarrealtymt
Added: Jul 20
Changed: Aug 23
Last Checked: Aug 23 at 2:24AM
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 Bahny Realty
Investment Insights
Based on property information with market context.
This turnkey property combines a wild game meat processing facility with an on-site 1-bedroom, 1-bath residence. The commercial operation is built for day-to-day efficiency, including a very large walk-in cooler, a fully equipped meat cutting room with a built-in kegerator, a dedicated skinning room, and a reception area for customer check-in and pickup. The sale includes the business name, phone number, customer goodwill, and all equipment needed to continue operations from day one.
Set on about one acre just minutes from Helena and a couple of minutes from East Helena, the property also includes a detached 2-car garage with a wood stove and landscaped grounds. Outdoor amenities include a spacious wraparound covered patio, a private hot tub, a large irrigated lawn with underground sprinklers, a garden area with mature fruit trees, and additional outdoor gathering features such as a fire pit and horseshoe pit.
Set on about one acre just minutes from Helena and a couple of minutes from East Helena, the property also includes a detached 2-car garage with a wood stove and landscaped grounds. Outdoor amenities include a spacious wraparound covered patio, a private hot tub, a large irrigated lawn with underground sprinklers, a garden area with mature fruit trees, and additional outdoor gathering features such as a fire pit and horseshoe pit.
Key Highlights
- Turnkey wild game processing facility with equipment and dedicated rooms, including a very large walk‑in cooler
- Commercial processing layout includes a fully equipped meat cutting room with built‑in kegerator, plus dedicated skinning room and reception area
- Residential portion: 1‑bedroom, 1‑bath home with a spacious wraparound covered patio
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
$13,944
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
3.10%
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%
$278,880
$278.9K
Cap Rate 7%
$199,200
$199.2K
Cap Rate 9%
$154,933
$154.9K
Market Conditions
NOI Build-Up for 2,380 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
$21.4K $9.00/SF
− Vacancy
−$1.5K −$0.63/SF
EGI
$19.9K $8.37/SF
− OpEx
−$6.0K −$2.51/SF
NOI
$13.9K $5.86/SF
Area
Lewis and Clark County, MT
Vacancy
7.00%
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%
$278,880
Cap Rate 7%
$199,200
Cap Rate 9%
$154,933
Alternative Uses
Best Use
Industrial
$199.2K
$174.3K – $232.4K
NOI $13,944 @ 7.0% cap · market cap 3.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$517.0K
$452.4K – $603.2K
NOI $36,191 @ 7.0% cap · market cap 8.04%
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
35
Businesses Nearby
Explore this area
Business Placement
Demographics for 59635, MT
7,738
Population
3,427
Households
2.3
Avg Household Size
38
Median Age
37%
College-Educated
93%
High-School Grad
79.5 sq mi
ZIP Area
97
Density / Sq Mi
$73,664
Median Household Income
$44,728
Median Earnings
$998
Median Rent
$356,200
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Turnkey wild game processing facility with walk-in cooler and dedicated processing rooms, plus a 1-bedroom, 1-bath home.
Where is this manufacturing property located?
The property is located at 3341 Lanning Road East Helena, MT.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Turnkey wild game processing facility with equipment and dedicated rooms, including a very large walk‑in cooler; Commercial processing layout includes a fully equipped meat cutting room with built‑in kegerator, plus dedicated skinning room and reception area; Residential portion: 1‑bedroom, 1‑bath home with a spacious wraparound covered patio
