92-Unit Self Storage
For Sale
$1,800,000
2320 Grove Drive, East Helena, MT 59635
CommercialSale, East Helena, MT
Property Size18,000 SF
Lot Size4.36 Acres
Price / SF$100
Days on Market281
Property Features for 2320 Grove Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
1
Parking
400
Parking features
Boat, Gated
Security features
Security
Fencing
Perimeter, Fenced
Subdivision
Welsh Minor
Lot features
Level
Directions
From E Main Street in East Helena, turn North on Grove Drive, appox 1 block, gated entrance on left.
Standard status
Active
APN
05188930416010000
Lot size
4.36 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WELSH MINOR SUBD, S30, T10 N, R02 W, Lot 1, COS #625575
Tax Annual Amount
9625
Legal Description
WELSH MINOR SUBD, S30, T10 N, R02 W, Lot 1, COS #625575
Utilities
Heating system
Electric (Heating), Baseboard
Building Details
Year built
1993
Number of units
92
Flooring type
Concrete
Building materials
AluminumSiding, WoodFrame
Roof type
Metal
Listing Agency:
Big Sky Brokers, LLC
(406) 443-1300
Listed By:
Tish Marr · License #RRE-BRO-LIC-127031
(406) 431-5249
Added: Nov 13, 2025
Changed: Aug 20
Last Checked: Aug 21 at 3:06AM
MLS# 30061201
Copyright © 2026 Montana Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This self-storage facility occupies 4.36 acres and contains 92 income-producing units across three metal-sided, metal-roofed buildings. Two buildings measure 170' X 40' each, while the third measures 110' X 40'. The improvements feature concrete flooring, electric baseboard heating, and perimeter fencing with gated access. Built in 1993, the property is configured for storage operations with level ground and broad internal drive aisles.
Located at 2320 Grove Drive in East Helena, the facility is near a post office, grocery store, gas station, liquor store, and local brewery. The property is zoned Suburban Residential Mixed Use, which permits multifamily housing, commercial development, and mixed-use concepts according to the provided information.
Located at 2320 Grove Drive in East Helena, the facility is near a post office, grocery store, gas station, liquor store, and local brewery. The property is zoned Suburban Residential Mixed Use, which permits multifamily housing, commercial development, and mixed-use concepts according to the provided information.
Key Highlights
- 4.36‑acre self‑storage property at 2320 Grove Drive, East Helena, MT 59635
- 92 income‑producing storage units across three buildings
- Two buildings measure 170' X 40'; the third measures 110' X 40'
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
$139,104
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
7.73%
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%
$2,782,080
$2.8M
Cap Rate 7%
$1,987,200
$2.0M
Cap Rate 9%
$1,545,600
$1.5M
Market Conditions
NOI Build-Up for 18,000 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
$216.0K $12.00/SF
− Vacancy
−$17.3K −$0.96/SF
EGI
$198.7K $11.04/SF
− OpEx
−$59.6K −$3.31/SF
NOI
$139.1K $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%
$2,782,080
Cap Rate 7%
$1,987,200
Cap Rate 9%
$1,545,600
Alternative Uses
Best Use
Self Storage
$1.99M
$1.74M – $2.32M
NOI $139,104 @ 7.0% cap · market cap 7.73%
Second Best
Warehouse
$1.83M
$1.60M – $2.13M
NOI $128,061 @ 7.0% cap · market cap 7.11%
Theoretical Best
Office A
$3.91M
$3.42M – $4.56M
NOI $273,715 @ 7.0% cap · market cap 15.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
97
Businesses Nearby
Explore this area
Business Placement
Demographics for 59635, MT
7,738
Population
3,427
Households
2.3
Avg Household Size
38
Median Age
37%
College-Educated
93%
High-School Grad
79.5 sq mi
ZIP Area
97
Density / Sq Mi
$73,664
Median Household Income
$44,728
Median Earnings
$998
Median Rent
$356,200
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 - Three metal-sided buildings offer gated storage access across a fenced commercial property.
Where is this self storage facility located?
The property is located at 2320 Grove Drive East Helena, MT.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 4.36‑acre self‑storage property at 2320 Grove Drive, East Helena, MT 59635; 92 income‑producing storage units across three buildings; Two buildings measure 170' X 40'; the third measures 110' X 40'
