Standalone Retail and Office
For Sale
$240,000
1644 Harrison, Butte, MT 59701
Standalone commercial building with prominent Harrison Avenue frontage for retail, office, or service use.
Property Size1,148 SF
Price / SF$209.06
Days on Market135
Property Features for 1644 Harrison
General Information
Standard status
Active
Size
1,148 SF
Property subtype
Commercial
Zoning
C2
Taxes and HOA fees
Annual Taxes
$2,037
Building Details
Building Size
1,148 SF
Year Built
1909
Listing Agency:
Montana Territorial Land Co
(406) 995-2404
Listed By:
Michael Pitcairn
(406) 539-6060
Source:
Outlaw
Added: May 4
Changed: Sep 14
Last Checked: Sep 15 at 6:03AM
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 Montana Territorial Land Co
Investment Insights
Based on property information with market context.
Standalone commercial building at 1644 Harrison Ave with prominent frontage along Harrison Avenue. The property is positioned to support flexible business use, including retail, office, and service-based operations, making it suitable for an owner-user or an investor looking for a centrally located commercial asset.
Located on Harrison Avenue, described as Butte’s busiest main thoroughfare and a central commercial corridor connecting Uptown and the Flats. Public remarks note strong daily traffic exposure and high visibility with easy access for local and regional customers, supported by convenient customer parking and an address that is easy to find.
For tenants and buyers, the key practical advantage is the versatility of the space for multiple commercial formats, paired with storefront-style street presence on a main corridor. That combination can support businesses that benefit from drive-by exposure and straightforward customer access, while also offering a commercial real estate option for investors seeking a standalone property in an active retail and office environment.
Located on Harrison Avenue, described as Butte’s busiest main thoroughfare and a central commercial corridor connecting Uptown and the Flats. Public remarks note strong daily traffic exposure and high visibility with easy access for local and regional customers, supported by convenient customer parking and an address that is easy to find.
For tenants and buyers, the key practical advantage is the versatility of the space for multiple commercial formats, paired with storefront-style street presence on a main corridor. That combination can support businesses that benefit from drive-by exposure and straightforward customer access, while also offering a commercial real estate option for investors seeking a standalone property in an active retail and office environment.
Key Highlights
- Standalone commercial building at 1644 Harrison Ave with prominent frontage on Butte’s busiest main thoroughfare
- High‑visibility Harrison Avenue location with strong drive‑by exposure and easy customer access
- Off‑street customer parking included for convenient customer visits
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
$11,741
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
4.89%
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%
$234,820
$234.8K
Cap Rate 7%
$167,729
$167.7K
Cap Rate 9%
$130,456
$130.5K
Market Conditions
NOI Build-Up for 1,148 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
$17.2K $15.00/SF
− Vacancy
−$448 −$0.39/SF
EGI
$16.8K $14.61/SF
− OpEx
−$5.0K −$4.38/SF
NOI
$11.7K $10.23/SF
Area
Silver Bow County, MT
Vacancy
2.60%
Lease Rate
$15.00 /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%
$234,820
Cap Rate 7%
$167,729
Cap Rate 9%
$130,456
Alternative Uses
Best Use
Retail
$167.7K
$146.8K – $195.7K
NOI $11,741 @ 7.0% cap · market cap 4.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$250.2K
$218.9K – $291.9K
NOI $17,514 @ 7.0% cap · market cap 7.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
478
Businesses Nearby
49k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Dining 18%
Home Improvements & Furnishings 14%
Beauty & Spa 4%
Dollar Tree
Shops & Services
8,984 visits/mo
0.4 miles
Town Pump
Shops & Services
7,071 visits/mo
0.3 miles
Exxon
Shops & Services
7,066 visits/mo
0.3 miles
Butte True Value
Home Improvements & Furnishings
7,006 visits/mo
0.4 miles
Little Caesars Pizza
Dining
4,513 visits/mo
0.3 miles
Demographics for 59701, MT
33,937
Population
16,834
Households
2
Avg Household Size
42
Median Age
27%
College-Educated
94%
High-School Grad
509.7 sq mi
ZIP Area
67
Density / Sq Mi
$56,799
Median Household Income
$34,793
Median Earnings
$811
Median Rent
$219,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Storefront property - Standalone commercial building with prominent Harrison Avenue frontage for retail, office, or service use.
Where is this storefront property located?
The property is located at 1644 Harrison Butte, MT.
What is the asking price?
The asking price for this property is $240,000.
What are key features of this property?
This property features: Standalone commercial building at 1644 Harrison Ave with prominent frontage on Butte’s busiest main thoroughfare; High‑visibility Harrison Avenue location with strong drive‑by exposure and easy customer access; Off‑street customer parking included for convenient customer visits
