Triplex with Oversized
For Sale
$600,000
Pending
736 5th Avenue, Helena, MT 59601
Fully occupied property with separate entrances, private laundry, full kitchens, and separately metered utilities.
Property Size3,753 SF
Days on Market99
Property Features for 736 5th Avenue
General Information
Standard status
Pending
Size
3,753 SF
Property subtype
Triplex
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
3
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$4,066
Amenities
private laundry
garage
workshop area
loft space
Garage Spaces: 1
Style: Multi-Level,Tri-Level
Multi-Level,Tri-Level
1
Building Details
Year Built
1895
Buildings
1
Listing Agency:
Helena Home Team
(406) 439-0119
Listed By:
Mary Ahmann Hibbard · License #54096
Source:
Clearwaterproperties
Added: May 25
Changed: Aug 29
Last Checked: Aug 29 at 8:49PM
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 Helena Home Team
Investment Insights
Based on property information with market context.
This 3,753-square-foot triplex contains three separate residences: a 2 bed/1 bath upper-floor unit, a 2 bed/1 bath main-level unit, and a 1 bed/1 bath basement unit. The building dates to 1895 and includes period character alongside updates made over time. Each residence has its own secure entrance, private laundry, full kitchen, natural light, and storage. Separate utility metering places service responsibility with the tenants.
An oversized garage adds a workshop area and loft storage. The property is fully occupied and located in Helena’s South Central neighborhood, with downtown, local amenities, and trail access nearby. The unit mix and independent entrances provide a practical multifamily configuration.
An oversized garage adds a workshop area and loft storage. The property is fully occupied and located in Helena’s South Central neighborhood, with downtown, local amenities, and trail access nearby. The unit mix and independent entrances provide a practical multifamily configuration.
Key Highlights
- 3,753‑square‑foot triplex with three units
- Unit mix includes two 2 bed/1 bath residences and one 1 bed/1 bath residence
- Fully occupied 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
$33,897
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
5.65%
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%
$677,940
$677.9K
Cap Rate 7%
$484,243
$484.2K
Cap Rate 9%
$376,633
$376.6K
Market Conditions
NOI Build-Up for 3,753 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
$51.8K $13.80/SF
− Vacancy
−$3.4K −$0.90/SF
EGI
$48.4K $12.90/SF
− OpEx
−$14.5K −$3.87/SF
NOI
$33.9K $9.03/SF
Area
Lewis and Clark County, MT
Vacancy
6.50%
Lease Rate
$13.80 /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%
$677,940
Cap Rate 7%
$484,243
Cap Rate 9%
$376,633
Alternative Uses
Best Use
Multifamily LT 5
$484.2K
$423.7K – $565.0K
NOI $33,897 @ 7.0% cap · market cap 5.65%
Second Best
Apartment 5plus
$453.8K
$397.1K – $529.5K
NOI $31,767 @ 7.0% cap · market cap 5.29%
Theoretical Best
Office A
$815.3K
$713.4K – $951.2K
NOI $57,070 @ 7.0% cap · market cap 9.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,211
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Fully occupied property with separate entrances, private laundry, full kitchens, and separately metered utilities.
Where is this triplex located?
The property is located at 736 5th Avenue Helena, MT.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 3,753‑square‑foot triplex with three units; Unit mix includes two 2 bed/1 bath residences and one 1 bed/1 bath residence; Fully occupied property
