Two-Level Duplex With Private
For Sale
$450,000
1727 Augsburg Drive, Billings, MT 59105
Separate living areas include kitchens, laundry facilities, and private lower-level entry.
Property Size2,828 SF
Days on Market36
Property Features for 1727 Augsburg Drive
General Information
Standard status
Active
Size
2,828 SF
Property subtype
Multi Family Home
Zoning
N2 - Mid-Century Neighborhood Residentia
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$793
Building Details
Building Size
2,828 SF
Year Built
1984
Stories
2
Units
2
Listing Agency:
PureWest Real Estate - Billings
(406) 606-0233
Listed By:
Mary Dobrowsky · License #rre-rbs-lic-88470
(406) 606-0233
Source:
Pinnacleproperty
Added: Jul 17
Changed: Aug 17
Last Checked: Aug 20 at 1:10PM
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 PureWest Real Estate - Billings
Investment Insights
Based on property information with market context.
Built in 1984, this duplex is arranged across upper and lower levels with distinct living spaces. The upper residence includes a living room with bay window, kitchen, pantry, dining area, patio door, primary suite with ensuite bath, second bedroom, full bath, and laundry. The lower level has private access, a full kitchen, living and dining areas, three bedrooms, a full bath, a second laundry area, and substantial storage.
Outdoor features include a terraced, fenced yard with a patio, grape arbor, and fruit trees. The property also offers an oversized two-car garage with storage and additional parking. Appliances, a radon system, and a home warranty are included. Zoning is N2 - Mid-Century Neighborhood Residentia.
Outdoor features include a terraced, fenced yard with a patio, grape arbor, and fruit trees. The property also offers an oversized two-car garage with storage and additional parking. Appliances, a radon system, and a home warranty are included. Zoning is N2 - Mid-Century Neighborhood Residentia.
Key Highlights
- Two‑level duplex with separate upper and lower living areas
- Upper level includes 2 bedrooms, 2 bathrooms, kitchen, dining area, and laundry
- Lower level offers 3 bedrooms, full kitchen, living and dining areas, bath, and private access
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
$25,816
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
5.74%
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%
$516,320
$516.3K
Cap Rate 7%
$368,800
$368.8K
Cap Rate 9%
$286,844
$286.8K
Market Conditions
NOI Build-Up for 2,828 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
$39.0K $13.80/SF
− Vacancy
−$2.1K −$0.76/SF
EGI
$36.9K $13.04/SF
− OpEx
−$11.1K −$3.91/SF
NOI
$25.8K $9.13/SF
Area
Billings, MT
Vacancy
5.50%
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%
$516,320
Cap Rate 7%
$368,800
Cap Rate 9%
$286,844
Alternative Uses
Best Use
Multifamily LT 5
$368.8K
$322.7K – $430.3K
NOI $25,816 @ 7.0% cap · market cap 5.74%
Second Best
Apartment 5plus
$342.0K
$299.2K – $399.0K
NOI $23,938 @ 7.0% cap · market cap 5.32%
Theoretical Best
Office A
$617.1K
$539.9K – $719.9K
NOI $43,194 @ 7.0% cap · market cap 9.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
478
Businesses Nearby
Explore this area
Business Placement
Demographics for 59105, MT
33,310
Population
14,198
Households
2.3
Avg Household Size
37
Median Age
30%
College-Educated
96%
High-School Grad
95.9 sq mi
ZIP Area
347
Density / Sq Mi
$74,572
Median Household Income
$44,359
Median Earnings
$1,261
Median Rent
$314,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Separate living areas include kitchens, laundry facilities, and private lower-level entry.
Where is this duplex located?
The property is located at 1727 Augsburg Drive Billings, MT.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two‑level duplex with separate upper and lower living areas; Upper level includes 2 bedrooms, 2 bathrooms, kitchen, dining area, and laundry; Lower level offers 3 bedrooms, full kitchen, living and dining areas, bath, and private access
