Two-Level Storefront
New
For Sale
$750,000
1610 10th, Great Falls, MT 59405
Commercial building with main-level and basement space along a heavily traveled Great Falls corridor.
Property Size2,868 SF
Price / SF$261.51
Days on Market3
Property Features for 1610 10th
General Information
Standard status
Active
Size
2,868 SF
Property subtype
Commercial
Additional Details
Traffic Count
42,000 vehicles/day
Taxes and HOA fees
Annual Taxes
$6,913
Building Details
Year Built
1985
Listing Agency:
Dahlquist Realtors
(406) 799-9439
Listed By:
Kristen Loney · License #RRE-RBS-LIC-79697
Source:
Clearwaterproperties
Added: Aug 29
Changed: Aug 30
Last Checked: Aug 31 at 1:22PM
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 Dahlquist Realtors
Investment Insights
Based on property information with market context.
This storefront property contains 2,868 square feet across a main level and basement, creating a two-level commercial layout. Built in 1985, the building offers a flexible configuration for a range of business uses, including retail, office, personal service, and food-service concepts identified for the property.
The building is located at 1610 10th in Great Falls, Montana. The surrounding street carries an estimated 35,000–42,000 vehicles daily, providing substantial daily exposure for an occupant. Its main-level and lower-level arrangement gives the property distinct areas for customer-facing activity, work space, storage, or other business functions, subject to the applicable requirements for the intended use.
The building is located at 1610 10th in Great Falls, Montana. The surrounding street carries an estimated 35,000–42,000 vehicles daily, providing substantial daily exposure for an occupant. Its main-level and lower-level arrangement gives the property distinct areas for customer-facing activity, work space, storage, or other business functions, subject to the applicable requirements for the intended use.
Key Highlights
- 2,868‑square‑foot storefront property with main‑level and basement space
- Estimated daily traffic of 35,000–42,000 vehicles
- Located at 1610 10th, Great Falls, MT 59405
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
$31,385
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
4.18%
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%
$627,700
$627.7K
Cap Rate 7%
$448,357
$448.4K
Cap Rate 9%
$348,722
$348.7K
Market Conditions
NOI Build-Up for 2,868 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
$46.5K $16.20/SF
− Vacancy
−$1.6K −$0.57/SF
EGI
$44.8K $15.63/SF
− OpEx
−$13.5K −$4.69/SF
NOI
$31.4K $10.94/SF
Area
Cascade County, MT
Vacancy
3.50%
Lease Rate
$16.20 /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%
$627,700
Cap Rate 7%
$448,357
Cap Rate 9%
$348,722
Alternative Uses
Best Use
Retail
$448.4K
$392.3K – $523.1K
NOI $31,385 @ 7.0% cap · market cap 4.18%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$558.1K
$488.4K – $651.2K
NOI $39,070 @ 7.0% cap · market cap 5.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
42,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
203
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 59405, MT
33,578
Population
15,260
Households
2.2
Avg Household Size
35
Median Age
29%
College-Educated
94%
High-School Grad
479.4 sq mi
ZIP Area
70
Density / Sq Mi
$60,509
Median Household Income
$37,431
Median Earnings
$947
Median Rent
$236,800
Median Home Value
Market
Vacancy Rate% for Retail 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?
Storefront property - Commercial building with main-level and basement space along a heavily traveled Great Falls corridor.
Where is this storefront property located?
The property is located at 1610 10th Great Falls, MT.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 2,868‑square‑foot storefront property with main‑level and basement space; Estimated daily traffic of 35,000–42,000 vehicles; Located at 1610 10th, Great Falls, MT 59405
