Heated Shop with Storage
For Sale
$400,000
1830 Boulder Avenue, Helena, MT 59601
Fully fenced yard with heated shop, private office, and pull-through gate access for larger trucks and trailers.
Property Size2,178 SF
Days on Market16
Property Features for 1830 Boulder Avenue
General Information
Standard status
Active
Size
2,178 SF
Property subtype
Commercial
Zoning
Commercial, Helena-CLM
Taxes and HOA fees
Annual Taxes
$4,855
Building Details
Building Size
2,178 SF
Year Built
1940
Listing Agency:
Uncommon Ground, LLC
(406) 949-3905
Listed By:
Tana Bignell · License #RRE-BRO-LIC-31038
(406) 949-3905
Source:
Missionvalleyproperties
Added: Jul 26
Changed: Aug 7
Last Checked: Aug 10 at 11:02AM
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 Uncommon Ground, LLC
Investment Insights
Based on property information with market context.
This CLM-zoned property is built for practical operations, featuring a fully fenced storage yard with pull-through gate access for trailer maneuvering. A detached storage building and a heated shop with a 12x12 overhead door provide covered space for equipment, larger trucks, and trailers. The interior includes a private office with central A/C, a reception area and showroom, plus an expansive open shop with heat. Additional amenities include two half baths.
Additional outdoor storage is supported by an 8' x 40' Conex shipping container and an 18' x 45' exterior storage building. The yard includes approximately 10 off-street parking spaces, and the property is centrally located in town for convenient access to customers and job sites.
A flexible layout, combined with dedicated enclosed work and storage areas, makes the property suitable for a range of business uses where equipment and vehicle access matter.
Additional outdoor storage is supported by an 8' x 40' Conex shipping container and an 18' x 45' exterior storage building. The yard includes approximately 10 off-street parking spaces, and the property is centrally located in town for convenient access to customers and job sites.
A flexible layout, combined with dedicated enclosed work and storage areas, makes the property suitable for a range of business uses where equipment and vehicle access matter.
Key Highlights
- CLM‑zoned property built in 1940 with fully fenced storage yard and pull‑through gate access for larger trucks and trailers
- Heated shop includes a 12x12 overhead door, plus reception area, showroom, and flexible interior layout with two half baths
- Private office with central A/C and dedicated reception/showroom space
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
$19,537
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
4.88%
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%
$390,740
$390.7K
Cap Rate 7%
$279,100
$279.1K
Cap Rate 9%
$217,078
$217.1K
Market Conditions
NOI Build-Up for 2,178 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
$32.7K $15.00/SF
− Vacancy
−$2.6K −$1.20/SF
EGI
$30.1K $13.80/SF
− OpEx
−$10.5K −$4.83/SF
NOI
$19.5K $8.97/SF
Area
Lewis and Clark County, MT
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
35.00%
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%
$390,740
Cap Rate 7%
$279,100
Cap Rate 9%
$217,078
Alternative Uses
Best Use
Flex RnD
$279.1K
$244.2K – $325.6K
NOI $19,537 @ 7.0% cap · market cap 4.88%
Second Best
Warehouse
$221.4K
$193.7K – $258.3K
NOI $15,495 @ 7.0% cap · market cap 3.87%
Theoretical Best
Office A
$473.1K
$414.0K – $552.0K
NOI $33,120 @ 7.0% cap · market cap 8.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
513
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- World Classics Catering — 1801 Butte Ave, Helena, MT 59601
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Frequently Asked Questions
What type of property is this?
Flex space - Fully fenced yard with heated shop, private office, and pull-through gate access for larger trucks and trailers.
Where is this flex space located?
The property is located at 1830 Boulder Avenue Helena, MT.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: CLM‑zoned property built in 1940 with fully fenced storage yard and pull‑through gate access for larger trucks and trailers; Heated shop includes a 12x12 overhead door, plus reception area, showroom, and flexible interior layout with two half baths; Private office with central A/C and dedicated reception/showroom space
