Self Storage Facility with RV
For Sale
$499,000
2045 Gilman Main Street, Augusta, MT 59410
Fully occupied storage operation with gated access, security cameras, and approved expansion capacity.
Property Size5,808 SF
Days on Market9
Property Features for 2045 Gilman Main Street
General Information
Standard status
Active
Size
5,808 SF
Property subtype
Commercial
Occupancy
100%
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Drive-In Doors
6
Self-Storage Units
24
Taxes and HOA fees
Annual Taxes
$1,293
Amenities
Security cameras
Gated access
Fiber optic
Building Details
Building Size
5,808 SF
Year Built
1981
Buildings
3
Listing Agency:
Russell Country Realty
(406) 899-0864
Listed By:
Charles Taylor · License #RRE-RBS-LIC-14828
(406) 899-0864
Source:
Avatarrealtymt
Added: Aug 11
Changed: Aug 17
Last Checked: Aug 19 at 2:51PM
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 Russell Country Realty
Investment Insights
Based on property information with market context.
This self-storage property includes three storage buildings serving recreational vehicle and mini-storage needs. The RV building measures 3,840 square feet and has six overhead doors measuring 12 feet wide by 14 feet tall. Two mini-storage buildings add 720 square feet with six units and 1,248 square feet with 12 units of varying sizes. The improvements include 16-foot walls in the 2020 RV building, 8-foot walls in the 2022 mini-storage building, and 10-foot walls in the 1981 mini-storage building.
The facility is 100% occupied and has a waiting list. Outdoor vehicle and RV storage is also available, with gated entry, security cameras inside and outside, and chain-link fencing around the storage units. The property is approved for two additional buildings and two shipping containers, with one container already on site. Power is available, fiber optic service is available, and the property is approved for septic with room for a residence.
The facility is 100% occupied and has a waiting list. Outdoor vehicle and RV storage is also available, with gated entry, security cameras inside and outside, and chain-link fencing around the storage units. The property is approved for two additional buildings and two shipping containers, with one container already on site. Power is available, fiber optic service is available, and the property is approved for septic with room for a residence.
Key Highlights
- 3,840‑square‑foot RV storage building with six 12‑foot by 14‑foot overhead doors
- Two mini‑storage buildings totaling 1,968 square feet with 18 units
- 100% occupied with a waiting list
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
$44,884
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
8.99%
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%
$897,680
$897.7K
Cap Rate 7%
$641,200
$641.2K
Cap Rate 9%
$498,711
$498.7K
Market Conditions
NOI Build-Up for 5,808 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
$69.7K $12.00/SF
− Vacancy
−$5.6K −$0.96/SF
EGI
$64.1K $11.04/SF
− OpEx
−$19.2K −$3.31/SF
NOI
$44.9K $7.73/SF
Area
Lewis and Clark County, MT
Vacancy
8.00%
Lease Rate
$12.00 /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%
$897,680
Cap Rate 7%
$641,200
Cap Rate 9%
$498,711
Alternative Uses
Best Use
Self Storage
$641.2K
$561.1K – $748.1K
NOI $44,884 @ 7.0% cap · market cap 8.99%
Second Best
Warehouse
$590.3K
$516.5K – $688.7K
NOI $41,321 @ 7.0% cap · market cap 8.28%
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,319 @ 7.0% cap · market cap 17.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Drive-in doors
100%
Occupancy
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Demographics for 59410, MT
887
Population
618
Households
1.4
Avg Household Size
51
Median Age
22%
College-Educated
89%
High-School Grad
1,158.9 sq mi
ZIP Area
1
Density / Sq Mi
$34,125
Median Household Income
$25,694
Median Earnings
$837
Median Rent
$227,700
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.
Frequently Asked Questions
What type of property is this?
Self storage facility - Fully occupied storage operation with gated access, security cameras, and approved expansion capacity.
Where is this self storage facility located?
The property is located at 2045 Gilman Main Street Augusta, MT.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 3,840‑square‑foot RV storage building with six 12‑foot by 14‑foot overhead doors; Two mini‑storage buildings totaling 1,968 square feet with 18 units; 100% occupied with a waiting list
