Mixed-Use Property with Cold
New
For Sale
$1,200,000
2805 York Road, Helena, MT 59602
The property combines residential, storage, processing, retail, and shop improvements within one commercial setting.
Property Size12,488 SF
Lot Size3.07 Acres
Days on Market3
Property Features for 2805 York Road
General Information
Standard status
Active
Size
12,488 SF
Total Parking Spaces
20
Lot size
3.07 Acres
Property subtype
Commercial
Zoning
Mixed Use - Res/Com
Warehouse & Industrial
Cold Storage
Yes
Self-Storage Units
26
Taxes and HOA fees
Annual Taxes
$10,221
Building Details
Building Size
12,488 SF
Year Built
1976
Units
4
Listing Agency:
Coldwell Banker Commercial Green & Green
(406) 439-2939
Listed By:
Greg Zeller · License #109309
(406) 439-2939
Source:
Avatarrealtymt
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 11 at 12:24PM
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 Coldwell Banker Commercial Green & Green
Investment Insights
Based on property information with market context.
This 3.07-acre mixed-use property brings together several operating components at 2805 York Road in Helena. Improvements include a 3-bedroom single-family residence with a detached 2-car garage, a 26-unit mini-storage facility, and an approximately 1,500-square-foot shop equipped with a hydraulic lift.
The primary commercial improvement is a 5,244-square-foot meat processing and retail facility with custom-exempt licensing through the Montana Department of Livestock. Its configuration includes a loading dock, three insulated and climate-controlled refrigerated rooms, a butcher room, 12-foot sidewalls with hanging frames and rolling hooks, a separate smoker room with two commercial meat smokers, and retail refrigeration and freezer units. Processing equipment is available separately. The residence and storage facility provide established rental activity, while the property’s combination of residential, storage, retail, processing, and shop uses creates a varied operating profile.
The primary commercial improvement is a 5,244-square-foot meat processing and retail facility with custom-exempt licensing through the Montana Department of Livestock. Its configuration includes a loading dock, three insulated and climate-controlled refrigerated rooms, a butcher room, 12-foot sidewalls with hanging frames and rolling hooks, a separate smoker room with two commercial meat smokers, and retail refrigeration and freezer units. Processing equipment is available separately. The residence and storage facility provide established rental activity, while the property’s combination of residential, storage, retail, processing, and shop uses creates a varied operating profile.
Key Highlights
- 3.07‑acre mixed‑use property at 2805 York Road, Helena, MT 59602
- 5,244‑square‑foot meat processing and retail facility with custom‑exempt licensing
- Three insulated, climate‑controlled refrigerated rooms plus a loading dock
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
$96,507
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
8.04%
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%
$1,930,140
$1.9M
Cap Rate 7%
$1,378,671
$1.4M
Cap Rate 9%
$1,072,300
$1.1M
Market Conditions
NOI Build-Up for 12,488 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
$149.9K $12.00/SF
− Vacancy
−$12.0K −$0.96/SF
EGI
$137.9K $11.04/SF
− OpEx
−$41.4K −$3.31/SF
NOI
$96.5K $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%
$1,930,140
Cap Rate 7%
$1,378,671
Cap Rate 9%
$1,072,300
Alternative Uses
Best Use
Self Storage
$1.38M
$1.21M – $1.61M
NOI $96,507 @ 7.0% cap · market cap 8.04%
Second Best
Warehouse
$1.27M
$1.11M – $1.48M
NOI $88,846 @ 7.0% cap · market cap 7.40%
Theoretical Best
Office A
$2.71M
$2.37M – $3.16M
NOI $189,898 @ 7.0% cap · market cap 15.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Explore this area
Business Placement
Demographics for 59602, MT
29,390
Population
12,091
Households
2.4
Avg Household Size
42
Median Age
39%
College-Educated
94%
High-School Grad
524.3 sq mi
ZIP Area
56
Density / Sq Mi
$87,841
Median Household Income
$49,580
Median Earnings
$1,291
Median Rent
$369,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The property combines residential, storage, processing, retail, and shop improvements within one commercial setting.
Where is this mixed-use property located?
The property is located at 2805 York Road Helena, MT.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 3.07‑acre mixed‑use property at 2805 York Road, Helena, MT 59602; 5,244‑square‑foot meat processing and retail facility with custom‑exempt licensing; Three insulated, climate‑controlled refrigerated rooms plus a loading dock
