Industrial Shop Unit
For Sale
$2,500,000
2721 Wylie Drive 1-8, Helena, MT 59635
Two insulated industrial buildings offer eight separately metered shop units with overhead doors and private restroom facilities.
Property Size16,000 SF
Lot Size6.73 Acres
Price / SF$156.25
Days on Market168
Property Features for 2721 Wylie Drive 1-8
General Information
Standard status
Active
Size
16,000 SF
Lot size
6.73 Acres
Property subtype
Commercial
Zoning
Call Listing Agent for Details
Taxes and HOA fees
Annual Taxes
$18,249
Amenities
private restroom
shower
washer/dryer hookups
separately metered
Building Details
Building Size
16,000 SF
Year Built
2023
Construction
metal siding and roofing
Tenancy
Multi
Listing Agency:
Big Sky Sotheby's - Bozeman
(406) 995-2404
Listed By:
EJ Daws
(406) 589-6247
Source:
Outlaw
Added: Mar 27
Changed: Sep 9
Last Checked: Sep 9 at 6:32AM
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 Big Sky Sotheby's - Bozeman
Investment Insights
Based on property information with market context.
This property consists of two industrial buildings on 2.77 acres, totaling eight shop units (four per building). The buildings are constructed with metal siding and roofing and include 14 overhead doors and 19-foot peak heights. Each unit is fully insulated with Corbond and is separately metered, with a private restroom, shower, and washer/dryer hookups.
An additional 3.96-acre parcel is included in the sale and is located directly north of the buildings, providing space for future development, expansion, or additional income-production.
Designed for durable, low-maintenance operations, the unit layout supports functional industrial use across the eight individually metered shop spaces.
An additional 3.96-acre parcel is included in the sale and is located directly north of the buildings, providing space for future development, expansion, or additional income-production.
Designed for durable, low-maintenance operations, the unit layout supports functional industrial use across the eight individually metered shop spaces.
Key Highlights
- 2023‑built industrial property with 2 buildings totaling 8 shop units (4 per building) on 2.77 acres
- Each unit has private restroom, shower, and washer/dryer hookups; units are separately metered
- Features 14 overhead doors and 19’ peak heights with fully insulated shop units
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
$113,832
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
4.55%
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%
$2,276,640
$2.3M
Cap Rate 7%
$1,626,171
$1.6M
Cap Rate 9%
$1,264,800
$1.3M
Market Conditions
NOI Build-Up for 16,000 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
$144.0K $9.00/SF
− Vacancy
−$10.1K −$0.63/SF
EGI
$133.9K $8.37/SF
− OpEx
−$20.1K −$1.26/SF
NOI
$113.8K $7.11/SF
Area
Lewis and Clark County, MT
Vacancy
7.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$2,276,640
Cap Rate 7%
$1,626,171
Cap Rate 9%
$1,264,800
Alternative Uses
Best Use
Warehouse
$1.63M
$1.42M – $1.90M
NOI $113,832 @ 7.0% cap · market cap 4.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.48M
$3.04M – $4.06M
NOI $243,302 @ 7.0% cap · market cap 9.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Well-served
Demand for This Use
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.
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Frequently Asked Questions
What type of property is this?
Warehouse - Two insulated industrial buildings offer eight separately metered shop units with overhead doors and private restroom facilities.
Where is this warehouse located?
The property is located at 2721 Wylie Drive 1-8 Helena, MT.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 2023‑built industrial property with 2 buildings totaling 8 shop units (4 per building) on 2.77 acres; Each unit has private restroom, shower, and washer/dryer hookups; units are separately metered; Features 14 overhead doors and 19’ peak heights with fully insulated shop units
