Eight-Unit Industrial
For Sale
$2,500,000
2721 Wylie, East Helena, MT 59635
Two-building industrial property with separately metered shop units, private restrooms, and utility hookups.
Property Size16,000 SF
Lot Size6.73 Acres
Price / SF$156.25
Days on Market30
Property Features for 2721 Wylie
General Information
Standard status
Active
Size
16,000 SF
Lot size
6.73 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$19,094
Amenities
private restroom
shower
washer/dryer hookups
Building Details
Year Built
2023
Buildings
2
Construction
metal siding and roofing
Listing Agency:
Century 21 Heritage Realty - Helena
(406) 431-8870
Listed By:
Rachael Houseworth · License #RRE-BRO-LIC-99858
Source:
Clearwaterproperties
Added: Aug 1
Changed: Aug 29
Last Checked: Aug 30 at 7:26PM
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 Century 21 Heritage Realty - Helena
Investment Insights
Based on property information with market context.
Completed in 2023, the 16,000-square-foot property comprises two industrial buildings containing eight shop units, with four units in each building. Construction includes metal siding and roofing, 14-foot overhead doors, and 19-foot peak heights. Each shop is insulated with Corbond and has separate metering, a private restroom and shower, plus washer and dryer connections.
The buildings occupy 2.77 acres at 2721 Wylie in East Helena, Montana. The sale also includes a 3.96-acre parcel immediately north of the structures, creating an additional land component alongside the existing warehouse improvements.
The buildings occupy 2.77 acres at 2721 Wylie in East Helena, Montana. The sale also includes a 3.96-acre parcel immediately north of the structures, creating an additional land component alongside the existing warehouse improvements.
Key Highlights
- 16,000‑square‑foot industrial property completed in 2023
- Two industrial buildings with 8 shop units, configured as 4 units per building
- Each unit includes a private restroom, shower, and washer/dryer hookups
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
17
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
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Similar Off Market Nearby
- Security Storage — 3425 Allied Dr, Helena, MT 59601
- Clarco Storage — 2489 Wylie Dr, East Helena, MT 59635
- Silvertip Storage — 2915 Wylie Dr, East Helena, MT 59635
Frequently Asked Questions
What type of property is this?
Warehouse - Two-building industrial property with separately metered shop units, private restrooms, and utility hookups.
Where is this warehouse located?
The property is located at 2721 Wylie East 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: 16,000‑square‑foot industrial property completed in 2023; Two industrial buildings with 8 shop units, configured as 4 units per building; Each unit includes a private restroom, shower, and washer/dryer hookups
