Occupied Two-Unit
For Sale
$495,000
1423/1421 Poplar, Helena, MT 59601
Two occupied residences offer separate layouts, appliances, private yards, and off-street parking.
Property Size2,256 SF
Price / SF$219.41
Days on Market14
Property Features for 1423/1421 Poplar
General Information
Standard status
Active
Size
2,256 SF
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
1 x 2BR/1BA, 1 x 2BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,601
Amenities
private backyards
mature trees
tile and hardwood floors
solid surface countertops
irrigation
appliances included
Garage: Additional Parking
Garage Spaces: 1
Additional Parking
1
Building Details
Year Built
1900
Listing Agency:
EXIT Realty of Helena
Listed By:
Luke Stubblefield · License #RRE-RBS-LIC-89156
Source:
Clearwaterproperties
Added: Sep 2
Changed: Sep 14
Last Checked: Sep 14 at 8:22AM
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 EXIT Realty of Helena
Investment Insights
Based on property information with market context.
This 2,256-square-foot duplex contains two occupied residences with distinct layouts. Unit 1 includes 2 beds and 1 bath, while Unit 2 provides 2 beds and 2 baths. Appliances are included in both units, along with tile and hardwood flooring, solid surface countertops, and separate private backyards.
Property improvements include updated plumbing and electrical systems, foam insulation, and a metal roof. Irrigation serves both units, and the site offers off-street parking. Mature trees add established landscaping around the residences. Constructed in 1900, the property is located at 1423/1421 Poplar Street in Helena, MT 59601.
Property improvements include updated plumbing and electrical systems, foam insulation, and a metal roof. Irrigation serves both units, and the site offers off-street parking. Mature trees add established landscaping around the residences. Constructed in 1900, the property is located at 1423/1421 Poplar Street in Helena, MT 59601.
Key Highlights
- 2,256‑square‑foot duplex with two occupied units
- Unit 1: 2 beds and 1 bath; Unit 2: 2 beds and 2 baths
- Updated plumbing and electrical systems, foam insulation, and metal roof
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
$20,376
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
4.12%
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%
$407,520
$407.5K
Cap Rate 7%
$291,086
$291.1K
Cap Rate 9%
$226,400
$226.4K
Market Conditions
NOI Build-Up for 2,256 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
$31.1K $13.80/SF
− Vacancy
−$2.0K −$0.90/SF
EGI
$29.1K $12.90/SF
− OpEx
−$8.7K −$3.87/SF
NOI
$20.4K $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%
$407,520
Cap Rate 7%
$291,086
Cap Rate 9%
$226,400
Alternative Uses
Best Use
Multifamily LT 5
$291.1K
$254.7K – $339.6K
NOI $20,376 @ 7.0% cap · market cap 4.12%
Second Best
Apartment 5plus
$272.8K
$238.7K – $318.3K
NOI $19,096 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$490.1K
$428.8K – $571.8K
NOI $34,306 @ 7.0% cap · market cap 6.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
840
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two occupied residences offer separate layouts, appliances, private yards, and off-street parking.
Where is this duplex located?
The property is located at 1423/1421 Poplar Helena, MT.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2,256‑square‑foot duplex with two occupied units; Unit 1: 2 beds and 1 bath; Unit 2: 2 beds and 2 baths; Updated plumbing and electrical systems, foam insulation, and metal roof
