Office Building with
New
For Sale
$590,000
1317 11th Avenue, Helena, MT 59601
CommercialSale, Helena, MT
Property Size1,566 SF
Lot Size0.14 Acres
Price / SF$376.76
Days on Market5
Property Features for 1317 11th Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Interior features
Fireplace
Fireplace
1
Directions
11th Avenue on the right.
Standard status
Active
APN
05188829313190000
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
FLOWEREE ADDN, S29, T10 N, R03 W, BLOCK 15, N110' OF W15' OF S30' LT 5 & W5' OF N66' LT 6
Tax Annual Amount
7056
Legal Description
FLOWEREE ADDN, S29, T10 N, R03 W, BLOCK 15, N110' OF W15' OF S30' LT 5 & W5' OF N66' LT 6
Utilities
Heating system
Natural Gas, Forced Air
Building Details
Year built
1958
Listing Agency:
Century 21 Heritage Realty - Helena · Century 21 Real Estate
(406) 443-1432
Listed By:
John E Lagerquist · License #RRE-BRO-LIC-53942
(406) 439-0650
Added: Aug 17
Changed: Aug 21
Last Checked: Aug 21 at 2:06PM
MLS# 30076521
Copyright © 2026 Montana Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
The offering consists of a 1,566-square-foot office building and the underlying land, with a detached garage and parking behind the building. Interior features include a fireplace, while heating is provided by natural gas and forced air. Constructed in 1958, the property is being offered without the operating business.
The building fronts 11th Avenue in Helena, with reported daily traffic of 10,000 to 15,000 vehicles. Rear parking is supplemented by a cross-parking agreement with properties to the west. The site encompasses 0.144 acres and is located in the 59601 postal area.
The building fronts 11th Avenue in Helena, with reported daily traffic of 10,000 to 15,000 vehicles. Rear parking is supplemented by a cross-parking agreement with properties to the west. The site encompasses 0.144 acres and is located in the 59601 postal area.
Key Highlights
- 1,566‑square‑foot office building on 0.144 acres
- Frontage along 11th Avenue with reported traffic of 10,000 to 15,000 vehicles per day
- Garage included with 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
$19,503
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
3.31%
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%
$390,060
$390.1K
Cap Rate 7%
$278,614
$278.6K
Cap Rate 9%
$216,700
$216.7K
Market Conditions
NOI Build-Up for 1,566 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
$34.8K $22.20/SF
− Vacancy
−$2.3K −$1.44/SF
EGI
$32.5K $20.76/SF
− OpEx
−$13.0K −$8.30/SF
NOI
$19.5K $12.45/SF
Area
Lewis and Clark County, MT
Vacancy
6.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
40.00%
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%
$390,060
Cap Rate 7%
$278,614
Cap Rate 9%
$216,700
Alternative Uses
Best Use
Healthcare Medical
$278.6K
$243.8K – $325.1K
NOI $19,503 @ 7.0% cap · market cap 3.31%
Second Best
Office B
$239.6K
$209.7K – $279.5K
NOI $16,772 @ 7.0% cap · market cap 2.84%
Theoretical Best
Office A
$340.2K
$297.7K – $396.9K
NOI $23,813 @ 7.0% cap · market cap 4.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,002
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 - Fronting 11th Avenue, this established office property combines rear parking with additional shared parking access.
Where is this office building located?
The property is located at 1317 11th Avenue Helena, MT.
What is the asking price?
The asking price for this property is $590,000.
What are key features of this property?
This property features: 1,566‑square‑foot office building on 0.144 acres; Frontage along 11th Avenue with reported traffic of 10,000 to 15,000 vehicles per day; Garage included with the property
