Downtown Cascade Mixed-Use
For Sale
$265,000
17 Front Street N, Cascade, MT 59421
Mixed-use property in Cascade, currently fully occupied.
Property Size3,308 SF
Price / SF$80.11
Days on Market764
Property Features for 17 Front Street N
General Information
Standard status
Active
Size
3,308 SF
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$1,889
Amenities
Electric, Gas
3
Commercial
Parking.
Alley Entrance, On Street.
City
Level
Back Yard. City Road, Concrete Road, Alley, Level.
Building Details
Year Built
1890
Listing Agency:
Legacy Realty of Montana
(406) 868-8083
Listed By:
Tara Halmes · License #RRE-RBS-LIC-86377
(406) 899-3790
Source:
Xome
Added: Jul 9, 2024
Changed: Aug 8
Last Checked: Aug 8 at 4:40AM
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 Legacy Realty of Montana
Investment Insights
Based on property information with market context.
This 3,308 square foot, three-part commercial building is located in downtown Cascade. The property is currently at full capacity. The main part of the lower level is rented to a vet clinic, and another part is rented to the local newspaper. The upper level, which has a separate entrance, is a three-bedroom, one-bathroom apartment that is currently being rented. The apartment has been recently updated with new flooring, a remodeled bathroom, new lighting, and paint. The town of Cascade has a K-12 school, grocery store, gas station, and restaurants. Great Falls, with an international airport, Level II Tram Center, and shopping, is 27 miles away.
Key Highlights
- Fully occupied 3,304 sq ft commercial building offering immediate rental income.
- Prime downtown Cascade location with commercial zoning.
- Three rental units: Vet Clinic, Newspaper, and updated 3‑bed apartment with separate entrance.
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
$22,329
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
8.43%
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%
$446,580
$446.6K
Cap Rate 7%
$318,986
$319.0K
Cap Rate 9%
$248,100
$248.1K
Market Conditions
NOI Build-Up for 3,308 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
$39.7K $12.00/SF
− Vacancy
−$4.0K −$1.20/SF
EGI
$35.7K $10.80/SF
− OpEx
−$13.4K −$4.05/SF
NOI
$22.3K $6.75/SF
Area
Cascade County, MT
Vacancy
10.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$446,580
Cap Rate 7%
$318,986
Cap Rate 9%
$248,100
Alternative Uses
Best Use
Healthcare Medical
$519.9K
$454.9K – $606.6K
NOI $36,394 @ 7.0% cap · market cap 13.73%
Second Best
Office B
$381.5K
$333.8K – $445.1K
NOI $26,705 @ 7.0% cap · market cap 10.08%
Theoretical Best
Specialty Retail
$643.8K
$563.3K – $751.1K
NOI $45,064 @ 7.0% cap · market cap 17.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
70
Businesses Nearby
Explore this area
Business Placement
Demographics for 59421, MT
2,057
Population
1,439
Households
1.4
Avg Household Size
53
Median Age
30%
College-Educated
92%
High-School Grad
746.6 sq mi
ZIP Area
3
Density / Sq Mi
$71,688
Median Household Income
$45,045
Median Earnings
$1,014
Median Rent
$337,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Mixed-use property - Mixed-use property in Cascade, currently fully occupied.
Where is this mixed-use property located?
The property is located at 17 Front Street N Cascade, MT.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: Fully occupied 3,304 sq ft commercial building offering immediate rental income.; Prime downtown Cascade location with commercial zoning.; Three rental units: Vet Clinic, Newspaper, and updated 3‑bed apartment with separate entrance.
