Insulated Commercial
For Sale
$575,000
114 Main Street, Augusta, MT 59410
Includes covered canopy parking, attached garage, interior storage, walk-in cooler, and half bath.
Property Size2,400 SF
Lot Size0.50 Acres
Price / SF$239.58
Days on Market511
Property Features for 114 Main Street
General Information
Standard status
Active
Size
2,400 SF
Lot size
0.50 Acres
Property subtype
Commercial/Industrial
Site & Location
Road Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Warehouse Space
3,200 SF
Cold Storage
Yes
Taxes and HOA fees
Annual Taxes
$2,622
Amenities
fiber optic
wifi
Building Details
Year Built
1974
Buildings
1
Listing Agency:
Russell Country Realty
(406) 899-0235
Listed By:
Theresa Taylor · License #RRE-BRO-LIC-13316
(406) 899-0235
Source:
Exitrealty
Added: Apr 7, 2025
Changed: Aug 29
Last Checked: Aug 29 at 10:37PM
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 Russell Country Realty
Investment Insights
Based on property information with market context.
This insulated commercial warehouse at 114 Main Street includes interior storage, an attached garage, a covered canopy parking area, an unused walk-in cooler, and a half bath. The canopy incorporates a 20' x 24' insulated garage with 120 wiring and 16 ft walls. A floor drain serves the warehouse or shop area, and the property was built in 1974.
The building occupies three Main Street lots totaling 21,911 SF in Augusta, Montana. The site also provides a large gravel driveway and on-site parking, supporting access to the warehouse, canopy, and garage areas.
The building occupies three Main Street lots totaling 21,911 SF in Augusta, Montana. The site also provides a large gravel driveway and on-site parking, supporting access to the warehouse, canopy, and garage areas.
Key Highlights
- 40' x 80' insulated commercial warehouse
- 34' x 80' covered canopy parking area
- 20' x 24' insulated garage with 120 wiring and 16 ft walls
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
$21,677
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
3.77%
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%
$433,540
$433.5K
Cap Rate 7%
$309,671
$309.7K
Cap Rate 9%
$240,856
$240.9K
Market Conditions
NOI Build-Up for 2,400 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
$33.1K $13.80/SF
− Vacancy
−$2.2K −$0.90/SF
EGI
$31.0K $12.90/SF
− OpEx
−$9.3K −$3.87/SF
NOI
$21.7K $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%
$433,540
Cap Rate 7%
$309,671
Cap Rate 9%
$240,856
Alternative Uses
Best Use
Multifamily LT 5
$309.7K
$271.0K – $361.3K
NOI $21,677 @ 7.0% cap · market cap 3.77%
Second Best
Apartment 5plus
$290.2K
$253.9K – $338.6K
NOI $20,315 @ 7.0% cap · market cap 3.53%
Theoretical Best
Office A
$521.4K
$456.2K – $608.3K
NOI $36,495 @ 7.0% cap · market cap 6.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Demographics for 59410, MT
887
Population
618
Households
1.4
Avg Household Size
51
Median Age
22%
College-Educated
89%
High-School Grad
1,158.9 sq mi
ZIP Area
1
Density / Sq Mi
$34,125
Median Household Income
$25,694
Median Earnings
$837
Median Rent
$227,700
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?
Warehouse - Includes covered canopy parking, attached garage, interior storage, walk-in cooler, and half bath.
Where is this warehouse located?
The property is located at 114 Main Street Augusta, MT.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 40' x 80' insulated commercial warehouse; 34' x 80' covered canopy parking area; 20' x 24' insulated garage with 120 wiring and 16 ft walls
