USDA-Certified Commercial
For Sale
$600,000
1921 Harrison Avenue, Butte, MT 59701
Operating food-production facility with established tamale and pastry products serving customers locally and nationwide.
Property Size2,941 SF
Price / SF$204.01
Days on Market36
Property Features for 1921 Harrison Avenue
General Information
Standard status
Active
Size
2,941 SF
Property subtype
CommercialSale
Additional Details
Business Included
Yes
Traffic Count
18,000 vehicles/day
Listing Agency:
Venture West Realty
(406) 593-1057
Listed By:
Scott Thompson · License #BRO-94797
(406) 593-1057
Source:
Montanarootsrealty
Added: Jul 26
Changed: Aug 30
Last Checked: Aug 30 at 5:22PM
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 Venture West Realty
Investment Insights
Based on property information with market context.
The 2,941 SF facility at 1921 Harrison Avenue supports production and sales of tamales, tamale pies, pasties, and party pasties. The operation has undergone regular updates and includes newer production equipment. USDA certification supports shipment of products across state lines, while the established product line has served the Butte market for more than 125 years.
Positioned along a high-visibility corridor in Butte, the property benefits from approximately 18,000 vehicles per day. The offering includes an operating food business and its production facility, with owner training available to support the transition.
Positioned along a high-visibility corridor in Butte, the property benefits from approximately 18,000 vehicles per day. The offering includes an operating food business and its production facility, with owner training available to support the transition.
Key Highlights
- 2,941 SF commercial kitchen and food‑production facility
- USDA certified for shipping products across state lines
- Established tamale, tamale pie, pasty, and party pasty production
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
$36,130
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
6.02%
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%
$722,600
$722.6K
Cap Rate 7%
$516,143
$516.1K
Cap Rate 9%
$401,444
$401.4K
Market Conditions
NOI Build-Up for 2,941 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
$49.4K $16.80/SF
− Vacancy
−$1.2K −$0.42/SF
EGI
$48.2K $16.38/SF
− OpEx
−$12.0K −$4.10/SF
NOI
$36.1K $12.29/SF
Area
Silver Bow County, MT
Vacancy
2.50%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
25.00%
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%
$722,600
Cap Rate 7%
$516,143
Cap Rate 9%
$401,444
Alternative Uses
Best Use
Specialty Retail
$516.1K
$451.6K – $602.2K
NOI $36,130 @ 7.0% cap · market cap 6.02%
Second Best
Industrial
$254.9K
$223.0K – $297.4K
NOI $17,843 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$641.0K
$560.8K – $747.8K
NOI $44,867 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18,000 VPD
Traffic count
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
522
Businesses Nearby
27k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 68%
Shops & Services 25%
Electronics 4%
Home Improvements & Furnishings 3%
Starbucks
Dining
14,049 visits/mo
0.4 miles
O'Reilly Auto Parts
Shops & Services
4,048 visits/mo
0.3 miles
Domino's Pizza
Dining
2,064 visits/mo
0.2 miles
Great Harvest Bread Co.
Dining
2,039 visits/mo
0.2 miles
The UPS Store
Shops & Services
1,947 visits/mo
0.1 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
Market
Vacancy Rate% for Retail 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?
Commercial kitchen - Operating food-production facility with established tamale and pastry products serving customers locally and nationwide.
Where is this commercial kitchen located?
The property is located at 1921 Harrison Avenue Butte, MT.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 2,941 SF commercial kitchen and food‑production facility; USDA certified for shipping products across state lines; Established tamale, tamale pie, pasty, and party pasty production
