Four-Unit Storefront
New
For Sale
$719,000
1611 Cedar St, Helena, MT 59601
Four occupied rental suites have maintained full occupancy for six years.
Property Size3,678 SF
Price / SF$195.49
Days on Market3
Property Features for 1611 Cedar St
General Information
Standard status
Active
Size
3,678 SF
Occupancy
100%
Building Details
Year Built
1951
Tenancy
Multi
Listing Agency:
Big Sky Brokers, LLC
Listed By:
Tish Marr · License #RRE-BRO-LIC-127031
(406) 431-5249
Source:
Mtranchsales
Added: Sep 12
Changed: Sep 14
Last Checked: Sep 14 at 1:41PM
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 Big Sky Brokers, LLC
Investment Insights
Based on property information with market context.
Built in 1951, this 3,678-square-foot storefront property at 1611 Cedar St includes four rental units and a large on-site parking lot. The building has commercial-grade laminate flooring throughout, interior paint completed within the last three years, and an exterior repaint completed in 2022.
Capital improvements include three 240-volt electrical services installed within the past two years, 95% high-efficiency furnaces with central air conditioning added in 2023 and 2024, solar panels installed in 2024, and a 2023 water heater. Toilets in all units were replaced over the past three years. The roof was replaced in approximately 2016 and remains in good condition.
The property is located in Helena, two blocks from the interstate. It has maintained full occupancy for the past six years, supporting an established rental history for the four-unit configuration.
Capital improvements include three 240-volt electrical services installed within the past two years, 95% high-efficiency furnaces with central air conditioning added in 2023 and 2024, solar panels installed in 2024, and a 2023 water heater. Toilets in all units were replaced over the past three years. The roof was replaced in approximately 2016 and remains in good condition.
The property is located in Helena, two blocks from the interstate. It has maintained full occupancy for the past six years, supporting an established rental history for the four-unit configuration.
Key Highlights
- Four rental units in a 3,678‑square‑foot storefront property
- Full occupancy maintained for the past six years
- Two blocks from the interstate with a large parking lot
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
$47,949
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
6.67%
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%
$958,980
$959.0K
Cap Rate 7%
$684,986
$685.0K
Cap Rate 9%
$532,767
$532.8K
Market Conditions
NOI Build-Up for 3,678 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
$70.6K $19.20/SF
− Vacancy
−$2.1K −$0.58/SF
EGI
$68.5K $18.62/SF
− OpEx
−$20.5K −$5.59/SF
NOI
$47.9K $13.04/SF
Area
Lewis and Clark County, MT
Vacancy
3.00%
Lease Rate
$19.20 /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%
$958,980
Cap Rate 7%
$684,986
Cap Rate 9%
$532,767
Alternative Uses
Best Use
Retail
$685.0K
$599.4K – $799.2K
NOI $47,949 @ 7.0% cap · market cap 6.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$799.0K
$699.1K – $932.2K
NOI $55,929 @ 7.0% cap · market cap 7.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
704
Businesses Nearby
131k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 45%
Apparel 31%
Dining 17%
Home Improvements & Furnishings 7%
Hobby Lobby
Shops & Services
37,064 visits/mo
0.4 miles
T.J. Maxx
Apparel
34,729 visits/mo
0.5 miles
Taco John's
Dining
11,323 visits/mo
0.4 miles
Rock Hand Hardware
Home Improvements & Furnishings
8,732 visits/mo
0.5 miles
City Brew Coffee
Dining
7,484 visits/mo
0.4 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Storefront property - Four occupied rental suites have maintained full occupancy for six years.
Where is this storefront property located?
The property is located at 1611 Cedar St Helena, MT.
What is the asking price?
The asking price for this property is $719,000.
What are key features of this property?
This property features: Four rental units in a 3,678‑square‑foot storefront property; Full occupancy maintained for the past six years; Two blocks from the interstate with a large parking lot
